Greece Golden Visa 2026: Complete Guide for Property Investors

Greece's Golden Visa programme has been operating since 2013 and remains one of the most popular residency-by-investment routes in Europe. Despite significant increases to the minimum investment thresholds introduced between 2023 and 2024, demand from international buyers — particularly from China, the Middle East, the United States and the United Kingdom — has remained strong. This guide explains the current rules, investment options, application process and the longer-term path to EU citizenship.

This guide is for information purposes only. Immigration and tax rules change regularly. Seek independent legal advice before making any investment decision. Investments can fall in value and rules may change.

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Current Investment Thresholds (Post-2023 Reform)

The Greek government reformed its Golden Visa property thresholds in 2023 and 2024, creating a two-tier system based on location and property type:

€800,000 minimum applies in:

• The Attica region (Greater Athens and suburbs)
• The municipality of Thessaloniki
• Mykonos and Santorini
• Any island with a registered population above 3,100

€400,000 minimum applies to all other areas of Greece — including most of the Greek mainland, smaller islands, and regions outside the designated high-demand zones.

Both thresholds require the investment to be in a single property. Purchasing multiple lower-value properties to meet the threshold is not permitted.

Commercial property and other real estate types: a reduced €250,000 threshold applies anywhere in Greece to two special categories — the conversion of commercial property to residential use, and the restoration of listed (heritage) properties. These projects carry additional conditions (for example, the conversion or restoration must be completed, and the property is generally subject to the standard 120 m² minimum and single-property rule).

These thresholds replaced the previous flat €250,000 minimum, which was among the lowest in Europe. The increases were introduced to cool domestic housing markets in popular tourist areas, where Golden Visa purchases were identified as contributing to affordability pressures.

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Investment Routes Beyond Property

Whilst property remains the most popular route, Greece's Golden Visa can also be obtained through:

• Capital contributions: investing at least €500,000 into shares of a Greek real estate investment company (REIC), or a Greek company listed on an organised market
• Government bonds: a minimum of €500,000 in Greek government bonds with a remaining term of at least three years, purchased via a domestic credit institution
• Bank deposits: a fixed-term deposit of at least €500,000 in a Greek bank
• Fund subscriptions: investing a minimum of €350,000 in units of a real estate mutual fund or of a mutual fund investing in movable assets established and operating under Greek law

For investors who wish to gain Greek residency without owning property directly — for instance, because the high-threshold zones are unattractive from a capital growth perspective, or because property management from abroad is impractical — the fund subscription route at €350,000 offers a lower entry point.

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What Greek Golden Visa Residency Provides

A successful applicant receives a five-year renewable residence permit for Greece. This grants:

• Visa-free travel throughout the Schengen Area (currently 29 countries)
• No minimum stay requirement — the permit does not require the holder to live in Greece
• Family inclusion — spouse/partner, dependent children to age 21 (extendable to 24 if in full-time education), and dependent parents of both the main applicant and spouse
• Right to work in Greece (as of 2023 legislative update, though employment conditions apply)

Greek Golden Visa holders do not automatically receive the right to live and work in other EU member states — this requires full Greek citizenship.

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Processing Timeline

Under normal conditions, the Greek Golden Visa process runs broadly as follows:

1. Legal preparation (1–2 months): appoint a Greek lawyer, verify property title, conduct due diligence, obtain tax number (AFM) and bank account
2. Property completion: sign notarial contract, pay full purchase price plus applicable taxes (currently 3.09% transfer tax on the purchase price for second-hand properties, or VAT for new-build depending on permit date)
3. Biometric appointment: submit application with supporting documents and attend the regional immigration directorate for fingerprinting — an interim certificate is issued on the day
4. Permit issuance: the physical biometric residence permit card is issued, typically several months after the biometric appointment; current processing at the immigration authorities has been running at six to twelve months total

Applicants should build conservative timelines into their planning. Delays are common during peak application periods.

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Documents Required

A standard application requires:

• Valid passport with at least twelve months remaining
• Proof of property purchase (notarial deed, land registry extract)
• Proof of payment (bank transfer documentation)
• Health insurance covering Greece (minimum €30,000 coverage)
• Recent passport-sized photographs
• Clean criminal record certificate from the applicant's country of residence
• Birth certificates (for family dependants)
• Marriage certificate where applicable

All documents in a foreign language require certified Greek translation. Apostilles are required for documents from Hague Convention countries.

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Path to Greek Citizenship

Greek citizenship by naturalisation requires seven years of legal residency. For Golden Visa holders, the clock starts from the date of first permit issue. Because there is no minimum physical stay requirement for the Golden Visa itself, the seven-year period can pass without the applicant having lived in Greece — however, Greek naturalisation rules also require demonstrating genuine ties to the country.

At the citizenship application stage, applicants must:

• Pass a Greek language test (level A2 minimum, with B1 for some categories)
• Demonstrate knowledge of Greek history, culture and society
• Show continuous legal residence for seven years
• Have no criminal convictions in Greece

Greece permits dual and multiple nationality. Successful naturalisations grant full EU citizenship, including the right to live and work in all EU member states.

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Greek Non-Dom Tax Regime

Greece introduced a non-domicile tax regime in 2020 for individuals who have not been Greek tax residents in the preceding seven of eight years. The regime offers:

• A flat annual tax of €100,000 on all foreign-source income, regardless of the actual amount
• An extension of €20,000 per family member who also elects into the regime
• Duration of up to fifteen years
• Exemption from Greek inheritance and gift tax on foreign assets

This regime is particularly attractive to high-net-worth individuals who have significant investment portfolios, business income or property holdings outside Greece. It operates separately from the Golden Visa — holding a Golden Visa does not automatically make you a Greek tax resident, and you need to actively establish tax residency in Greece to access the non-dom regime.

Combined with the lack of a minimum stay requirement under the Golden Visa, the non-dom regime allows some investors to structure their affairs efficiently — though individual circumstances vary significantly, and advice from a tax specialist with expertise in both Greek law and the investor's home jurisdiction is essential.

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Why Greece Remains Popular Despite Higher Thresholds

Despite the sharp threshold increases, Greece continues to attract significant investment interest for several reasons:

• Schengen access remains a primary driver, particularly for investors from countries without visa-free Schengen travel
• Property prices in Athens and popular areas have appreciated materially since 2013, meaning some investors have made capital gains alongside securing residency
• Quality of life — climate, healthcare, culture and cuisine are consistent factors cited by investors who eventually relocate
• Path to EU citizenship — at seven years, Greece's citizenship timeline is among the shorter ones available through residency investment in the EU
• Non-dom tax regime makes Greece genuinely competitive for wealthy individuals considering a change of tax base
• Comparatively lower costs than Malta or Cyprus for a full EU residency

The removal of the €250,000 threshold has unquestionably raised the cost of entry. Investors who previously viewed Greek Golden Visa as the most affordable EU route now need to budget significantly more. However, for those focused on EU citizenship as a long-term objective, the programme remains structurally one of the most straightforward available.

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Key Risks and Considerations

• Rental restrictions: the prohibition on tourist/short-term letting of Golden Visa properties limits yield potential; investors should not assume a rental return will offset holding costs
• Currency and market risk: property values can fall; the Greek economy, whilst significantly more stable than during the 2010–2018 crisis period, remains exposed to Eurozone dynamics
• Processing delays: Greek immigration authorities have faced persistent backlogs; build time buffers into any plan that has a deadline
• Legal complexity: Greek property law, title searches and land registry procedures require experienced local legal counsel; do not attempt to navigate without specialist representation
• Programme changes: Golden Visa rules have changed multiple times; future threshold increases or route closures cannot be ruled out

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How Global Investments Can Help

Global Investments has more than 32 years of experience advising internationally mobile, high-net-worth individuals on residency and citizenship planning. Our team can help you evaluate whether the Greece Golden Visa is the right route for your circumstances — taking into account your travel objectives, existing citizenship, tax position and property investment goals.

We work with a network of vetted Greek legal and tax advisers, and can coordinate the full process from initial consultation through property identification, legal due diligence, application submission and residency maintenance. If citizenship is your longer-term objective, we can structure a multi-year plan that keeps all options open.

Contact us to arrange a confidential consultation.