Greece Golden Visa 2026: Investment Rules and How to Apply

In short: The Greek Golden Visa gives non-EU nationals a five-year, renewable EU residence permit in exchange for a qualifying investment. As of 2026 the property thresholds are tiered — €800,000 in high-demand areas (Athens/Attica, Thessaloniki, Mykonos, Santorini, and islands over 3,100 residents), €400,000 across the rest of Greece, and €250,000 for commercial-to-residential conversions or listed historic-building restorations. There is no minimum-stay requirement, and the permit gives visa-free travel across the 29-country Schengen Area.

Greece Golden Visa 2026 investment thresholds

Greece restructured its Golden Visa under Law 5100/2024 (amending the Migration Code, Law 5038/2023). The minimum real-estate investment now depends on where the property is and what type it is:

• €800,000 — high-demand areas: the entire Attica region (including Athens), the Thessaloniki regional unit, Mykonos, Santorini, and any island with a population above 3,100. Must be a single property of at least 120 m².

• €400,000 — all other regions of Greece. Also a single property of at least 120 m².

• €250,000 — two special cases only: converting a commercial property to residential use, or restoring a listed/protected historic building. No size limit and available anywhere in Greece, but the change of use must be completed before you apply.

One important 2026 rule: Golden Visa properties cannot be used for short-term (Airbnb-type) rentals. Long-term letting (minimum one year) is allowed, but breaching the short-term ban can trigger permit revocation and a €50,000 fine.

Investment routes beyond standard property

• €250,000 startup route — an investment under Article 44 of Law 5162/2024 in a company registered with Elevate Greece. You may hold no more than 33% of the company, and it must create at least two jobs in the first year and maintain them for the permit period.

• €350,000 — units in a mutual fund or Alternative Investment Fund focused on Greek assets.

• €500,000 — a fixed-term deposit with a Greek bank (minimum one year), or Greek government bonds with at least three years to maturity.

• €800,000 — shares, corporate bonds, or government bonds traded on Greek markets.

• 10-year lease — a long-term lease of hotel accommodation or furnished tourist residences (€400,000 or €800,000 depending on the region).

Who is eligible

• A non-EU/EEA national aged 18 or over

• A clean criminal record

• Valid health insurance covering Greece

• Proof that the investment funds are lawfully sourced

Family members included: a single application also covers your spouse (same-sex spouses and registered cohabitation partners included), your unmarried children under 21, and the parents of both spouses — at no extra investment.

How to apply: step by step

• Step 1 — choose your tier and property. Decide between a standard purchase (€400k–€800k) or a €250k conversion/restoration, then identify a qualifying property.

• Step 2 — complete due diligence and the purchase. Legal title checks, a Greek tax number (AFM), and a Greek bank account; funds transferred and the purchase completed — this can be done remotely via power of attorney.

• Step 3 — submit the residence-permit application. Passport, criminal-record certificate, health insurance, proof of investment, and biometrics. On submission you receive a certificate allowing you to stay in Greece until the card is issued.

• Step 4 — receive your permit. A five-year residence permit, renewable as long as the investment is maintained.

Costs and fees in 2026

Beyond the qualifying investment itself, budget for the following:

• Government application fee — €2,000 for the main applicant, €150 per adult dependent (18+); children under 18 are exempt.

• Residence-card fee — €16 per person for the electronic permit card.

• Property transfer tax — 3.09% on resale properties. New builds carry 24% VAT, but the VAT suspension has been extended to 31 December 2026, so most new-build buyers pay the 3.09% transfer tax instead.

• Notary, legal and registry costs — typically a combined ~3–5% of the price (notary ~1–2%, legal ~1–1.5%, land registry ~0.5%).

• Rule of thumb — budget roughly 5–8% on top of the purchase price for acquisition overhead.

How long it takes

From identifying a property to holding the residence card, the process typically runs around 6–10 months. You receive a temporary certificate when the application is filed (valid until the card is issued), and biometrics are usually scheduled 1–2 weeks after submission.

Renewal

The permit is issued for five years and is renewable indefinitely, provided you still hold the qualifying investment. Renewal requires the same government fees (€2,000 main applicant, €150 per adult dependent, €16 card) plus current health insurance, and should be filed before the existing permit expires.

Taxes for Golden Visa holders

There is no special tax regime tied to the Golden Visa itself. You only become a Greek tax resident if you spend more than 183 days a year in Greece — which the permit does not require.

Non-dom flat tax (Article 5A): investors who become tax resident can elect a flat €100,000 per year on all foreign-source income (plus €20,000 per additional family member) for up to 15 years. To qualify you must invest at least €500,000 in Greece and not have been a Greek tax resident for seven of the previous eight years.

Rental income: if you let the property long-term, rental income is taxed on a progressive scale. The bands commonly cited for 2026 are 15% up to €12,000, 25% from €12,001–24,000, 35% from €24,001–36,000, and 45% above €36,000. Confirm the current bands with a Greek tax advisor before relying on them.

Path to permanent residency and citizenship

The Golden Visa is a residence permit, not citizenship. You can pursue permanent residency after five years, and you become eligible to apply for citizenship after seven years of legal residence. Naturalisation, however, requires genuine residence (around 183 days per year) and passing a Greek language and history/culture exam — so the visa's zero-stay flexibility and the citizenship route pull in different directions.

Why investors choose Greece in 2026

After Spain closed its Golden Visa in 2025 and Portugal dropped the real-estate route, Greece is the last major EU programme still built around direct property investment. Its draw:

• No minimum-stay requirement — you need not live in Greece

• Family inclusion across three generations in one application

• A tangible, income-capable asset rather than a pure fee

• Visa-free travel across the 29-country Schengen Area

• An optional non-dom flat-tax regime for high foreign income

According to the Greek Ministry of Migration and Asylum, the programme has drawn well over €10 billion since 2013 and has issued tens of thousands of investor permits, with Chinese and Turkish nationals consistently the largest investor groups.

How HRCM helps

HRCM specialises in matching investors to the correct tier — including sourcing eligible €250,000 conversion properties — and guiding the process end-to-end, from property selection and due diligence to application and approval. See our Golden Visa program page for current eligible options and tailored guidance.

Frequently asked questions

What is the minimum investment for the Greek Golden Visa in 2026?

From €250,000 for qualifying commercial-to-residential conversions or historic-building restorations, €400,000 for standard properties in most regions, and €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini.

Is the €250,000 option still available?

Yes, but only for two narrow categories: properties converted from commercial to residential use, and listed/heritage buildings undergoing restoration. The flat nationwide €250,000 tier ended with the 2024 reform.

Do I have to live in Greece to keep the Golden Visa?

No. The Greek Golden Visa has no minimum-stay requirement; you keep it by maintaining your qualifying investment.

Can my family be included?

Yes — your spouse, unmarried children under 21, and the parents of both spouses can be included in a single application.

How many countries can I travel to with the permit?

All 29 Schengen Area countries, visa-free, for up to 90 days in any 180-day period.

How long does the process take?

Around 6–10 months from identifying a property to receiving the residence card, with biometrics typically 1–2 weeks after the application is filed.

What are the government fees?

€2,000 for the main applicant, €150 per adult dependent, and a €16 card fee per person. Children under 18 are exempt from the €150 fee.

Can I rent out the property?

Yes, but only on a long-term basis (minimum one year). Short-term, Airbnb-style letting is banned on Golden Visa properties and can lead to revocation plus a €50,000 fine.

Can I apply remotely?

Yes. Most steps, including the purchase, can be handled through a power of attorney; you generally only need to be present for biometrics.

Does the Golden Visa lead to citizenship?

Indirectly. You can apply for citizenship after seven years of legal residence, but naturalisation requires genuine residence (about 183 days per year) and passing a Greek language and culture exam.

Related reading: Advantages of obtaining Golden Visa residency in Greece · Golden Visa application process made simple · Your complete guide to jobs and the Golden Visa in Greece

Ready to take the next step? Visit our Golden Visa program page for current eligible properties and guidance tailored to your tier and budget.