Greece Golden Visa 2026
Your Gateway to Europe
Obtain a 5-year renewable Greek residence permit through a qualifying investment. Live in Greece and travel freely across the 29-country Schengen Area — with no minimum stay requirement.
Last reviewed: September 2026 · Official source: Ministry of Migration & Asylum
2026 rules in force: Since 1 September 2024 (Law 5100/2024) the minimum real estate investment is €800,000 in high-demand areas and €400,000 elsewhere, for a single property of at least 120 m². The €250,000 threshold applies only to conversions of non-residential buildings into homes and to the restoration of listed buildings. Since 1 January 2025 a €250,000 start-up route is available (Law 5162/2024), and Law 5275/2026 (February 2026) modernised the application procedure.
The Golden Visa rules 2024 – 2026
The programme was overhauled in stages. Here is what applies to new applications today.
Law 5100/2024 — new thresholds
€800,000 / €400,000 by location, one single property of at least 120 m², full payment before the application and a ban on short-term rentals.
Law 5162/2024 — start-up route
New €250,000 investment option in innovative companies registered with Elevate Greece, the National Start-up Registry.
Law 5275/2026 — faster procedure
Automatic allocation of applications to less busy offices, more digital submissions and a 5-year validity counted from the date the residence card is issued.
Circular 1/2026 — clarifications
Co-ownership between spouses of a single qualifying property is accepted; parking and storage in the same building count towards the price but not the 120 m².
Investment Tiers — 2026
Greece applies a three-tier system for real estate. The investment must be made in one single property, and the full price must be paid before you apply.
One residential property · minimum 120 m² · long-term rental only.
- Region of Attica (Athens, Piraeus, Riviera)
- Thessaloniki regional unit
- Mykonos & Santorini
- Islands with more than 3,100 inhabitants (e.g. Crete, Rhodes, Corfu)
★ Most sought-after locations
One residential property · minimum 120 m² · long-term rental only. Strong value in growing regional markets.
- Epirus (incl. Ioannina)
- Northern Greece (excl. Thessaloniki)
- Peloponnese & Central Greece
- Smaller islands & mainland coast
★ Best value for investors
Anywhere in Greece · no 120 m² minimum. Only for the two special cases below.
- Non-residential building converted to a home — conversion completed before you apply
- Listed (heritage) building — restoration completed before the first renewal
- No short-term rental · not usable as a company seat
★ Lowest entry threshold
Beyond Real Estate — Financial Routes
Not interested in property? These financial routes lead to the same 5-year residence permit for you and your family.
Start-Up Investment SINCE 2025
Capital investment in a Greek start-up registered with Elevate Greece (National Start-up Registry), subject to equity and job-creation conditions.
Min. €250,000Greek Investment Funds
Units of mutual funds, AIFs or real estate investment companies (REICs) investing in Greek shares, bonds or real estate.
Min. €350,000Fixed-Term Bank Deposit
Term deposit with a credit institution in Greece for at least 12 months, with a standing order for automatic renewal.
Min. €500,000Greek Government Bonds
Greek government bonds with a residual maturity of at least 3 years, purchased through a credit institution in Greece acting as custodian.
Min. €500,000Listed Shares & Corporate Bonds
Shares, corporate bonds or government bonds traded on regulated Greek markets (Athens Stock Exchange).
Min. €800,000Tourism Accommodation Lease
10-year lease of hotel rooms or furnished tourist residences in licensed tourist complexes. Amount depends on the location.
Min. €400,000 / €800,000Thresholds for financial routes are applied case by case by the competent authorities. We confirm the exact requirements for your chosen route before you invest.
What you need to know before you buy
The 2024–2026 reforms added clear conditions. Planning around them from the start protects your permit and your investment.
No short-term rentals
Golden Visa properties may not be rented through Airbnb, Booking or similar platforms, or sub-let. Penalty: €50,000 fine and revocation of the permit. Long-term leases are allowed.
Listed buildings must be restored
For the €250,000 heritage route, restoration must be completed before the first renewal and the property cannot be sold earlier. Penalty for non-compliance: €150,000 fine.
One single property
The minimum amount must be invested in one property — it can no longer be split across several units. Spouses may co-own that single property.
Full payment before applying
The full price (or the full rent for leases) must be paid by bank transfer or crossed cheque to a Greek bank account before the application is filed.
120 m² minimum
Built residential properties must have at least 120 m² of main living space. Parking and storage in the same building count towards the price, not the area.
Resale & reduced rates
The reduced €250,000 rate applies only once per property; a later buyer applying for a Golden Visa must meet the thresholds in force at that time.
Key Benefits of the Greek Golden Visa
One of Europe's most attractive residency-by-investment programmes, combining lifestyle, flexibility and a solid real asset.
Schengen Area Access
Travel freely across the 29 countries of the Schengen Area for short stays, without additional visas.
No Stay Requirement
No mandatory days of residence in Greece. Your permit stays valid as long as you keep your qualifying investment.
Full Family Coverage
Spouse or registered partner, children up to 21 and the parents of both spouses — each with their own permit, at no extra investment.
Path to EU Citizenship
After 7 years of continuous lawful residence you may apply for naturalization (Greek language B1 and citizenship exam). Dual nationality is allowed.
Tax Flexibility
The permit does not make you a Greek tax resident. Non-residents are generally taxed in Greece only on Greek-source income, such as rent.
A Real, Tangible Asset
Your capital is placed in property or Greek financial assets you own — with rental income from long-term leases and long-term growth potential.
Who Can Apply & Family Inclusion
- ✓
Non-EU/EEA Nationals
Third-country citizens aged 18 or over, legally present in Greece when the application is filed (in person or through a lawyer with power of attorney).
- ✓
Clean Criminal Record
No criminal record and no threat to public order or security.
- ✓
Valid Health Insurance
Private health insurance covering the applicant and every family member in Greece.
- ✓
Legal Origin of Funds
Payment exclusively through the banking system (transfer or crossed cheque) to an account in Greece.
- ✓
Completed Investment
The investment must be completed and fully paid before the application — no conditional or instalment purchases.
- ✓
Greek Tax Number & Bank Account
A Greek tax identification number (AFM) and a Greek bank account are needed to complete the investment.
Family Members Included
Each family member receives an individual residence permit that expires together with the investor's permit — no additional investment is required.
Married spouse or partner under a registered partnership, including same-sex couples.
Unmarried children of the investor or the spouse. When they turn 21 they can switch to their own residence permit.
The parents of the investor and of the spouse are included.
The permit does not give the right to work in Greece. Holding shares and serving as a non-executive board member is allowed.
Government fees in 2026
State fees are fixed. Transaction costs depend on the property and are calculated for your specific case.
| Fee | Amount |
|---|---|
| Residence permit fee — main investor | €2,000 |
| Residence permit fee — each adult family member | €150 |
| Children under 18 | Exempt |
| Electronic residence card — per person | €16 |
Other costs to plan for
- Property transfer tax (or VAT for new buildings, where applicable)
- Notary, land registry / cadastre and lawyer's fees
- Private health insurance for all applicants
- Translations, certifications and apostilles of foreign documents
Ask us for a full cost breakdown before you commit — no hidden fees.
How to Get Your Golden Visa
Law 5275/2026 introduced automatic allocation of applications and more digital submissions. While your file is examined, a certificate of application allows you to reside lawfully in Greece.
Choose Investment
Select the route and location that fit your budget — we check the property's legal status and the applicable threshold.
Tax No. & Bank Account
Obtain a Greek tax number (AFM) and open a Greek bank account for the transfer of funds.
Complete Investment
Sign the notarial deed, pay the full price through the bank and register the property with the land registry / cadastre.
Submit Application
File the application with all documents for you and your family, in person or through your lawyer — and receive the certificate of application.
Receive Your Permit
Give biometrics and collect your residence card. The 5-year validity runs from the date the card is issued; renewals every 5 years.
Frequently Asked Questions
Official Sources
The official lists of required documents per investment type are published by the Greek Ministry of Migration & Asylum.
Ministry of Migration & Asylum
Golden Visa — required documents for the initial permit and renewal
Enterprise Greece
The official investment & trade promotion agency of Greece
Elevate Greece
National Start-up Registry — for the €250,000 start-up route
This page is a general guide and not legal advice. Rules are applied by the competent authorities and may change; we always verify the current requirements for your case.
Ready to start your Greek Golden Visa journey?
We coordinate the whole process — property selection, legal and technical checks, the investment and the residence permit application for you and your family — in English and Greek. No hidden fees.