Greece Golden Visa: The Ultimate Guide for 2026

The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens to gain EU residency through property or financial investment. It is one of the most popular options in Europe because of its low investment requirement, flexible residency stay rules, and access to the Schengen Area. Investors can qualify from €250,000, and this makes it one of the most affordable European Golden Visa programs available.

Greece Golden Visa: Quick Facts

The minimum investment for the Greece Golden Visa ranges from €250,000 to €800,000, depending on the property location.

Alternative investment options include €350,000 in investment funds or €500,000 in a bank deposit.

The application process takes 3 to 12 months to complete.

The residence permit is valid for 5 years and can be renewed indefinitely.

There is no minimum stay requirement, making it a flexible option for investors.

The program allows family inclusion, covering a spouse, children under 21, and dependent parents.

Applicants can become eligible for Greek citizenship after 7 years, provided they meet residency and integration requirements

The Greek Golden Visa is one of the most flexible and affordable residency by investment programs in Europe. The country also proves the attractiveness of its program through its top 1 ranking on the Global Residency and Citizenship by Investment report by Global Citizen Solutions.

The Greece Golden Visa 2026 program allows non-EU/EEA nationals and their families to acquire permanent residence permits in Greece through investment. It’s one of Europe’s most successful and flexible residency by investment programs.

To qualify, applicants must have a clean criminal record and invest at least €250,000. The investment amount rises to €800,000 for properties in high-demand regions such as northern and central provinces, South Athens Attica, Thessaloniki, Mykonos, and Santorini, while in other areas, a €400,000 investment applies. Alternatively, applicants can choose intangible investment options, such as investing €350,000 in mutual funds or maintaining a fixed-term bank deposit of €500,000 in Greece.

1. Family Reunification: Residency extends to the entire family, which includes children under the age of 21 and dependent parents of both the applicant and their spouse.
2. Access to excellent healthcare: Permanent residence visa holders can access Greece’s highly-rated healthcare system (if they meet the eligibility criteria to apply for it) and benefit from free and equitable services, as well as incredible medical insurance spread across the public and private sectors.
3. Visa-free travel in Europe’s Schengen Area: As part of the European Union and a member state of the Schengen Area, Greek residence permit holders can travel without hassle within the EU and the Schengen Area.
4. Tax deductions and benefits through the non-dom regime for investors: The Greek Golden Visa tax implications can be reduced through the Greek Non-Dom tax regime. It is a unique scheme allowing foreign nationals who transfer their tax residence to Greece to avoid paying tax on foreign income by paying a lump-sum annual tax.
5. High returns on investment: Greece Golden Visa holders have the option to rent out their purchased investment property or hold shares in a company registered in Greece and receive dividend income. This means they can continue to have positive cash flow while maintaining their investments.
6. Double taxation treaties: Greece has signed numerous double taxation agreements with other countries to avoid double taxation of income and assets. This allows residents and investors to benefit from tax relief on income generated abroad.
7. Life-time residency: Applicant can obtain Greek residency for life as long as the applicant upholds the investment.
8. No stay requirement: No minimum stay requirement, which gives investors flexibility.
9. Low Investment Threshold: One of the most affordable in Europe, starting from just €250,000 for qualifying properties. Greece has a promising and growing property market, especially in urban and coastal areas.

To qualify for the Greek Golden Visa program, you must fulfill the following Greece Golden Visa requirements:

• Be over the age of 18 at the time of application
• Be non-EU citizens
• Have no criminal record
• Make a significant investment as stipulated by the Greek government and provide proof of the respective financial investment.
• Have Greek private health insurance, which shall cover all health and safety risks

Greek Golden Visa qualifying dependents

• Spouse or partner: The applicant’s spouse or registered civil partner, recognized either in Greece or by the Greek Consular Authority, is eligible to join the application.
• Children under 21: Unmarried children of the applicant or their spouse/partner who are under 21 years of age are included.
• Spouse/partner’s children under 21: Unmarried children under 21 of the applicant’s spouse or partner are also eligible, provided the applicant has legal custody.
• Parents of the applicant and spouse/partner: The parents of the applicant and their spouse or partner, as direct first-degree relatives, can also be included.

Please take note of the following:

• Unmarried Partners: They are not considered family members and cannot be included in the Golden Visa application.
• Dependent Children: Children qualify as dependents until they turn 21. After that, they must apply for their own residence permit.
• Dependent Parents: Parents can be included with no age limit but cannot work in Greece.

It’s important to note that you no longer need to visit Greece to start the Golden Visa application process.

Option 1: Real estate investment

 Investment  requirements depend on location:

• €250,000: Commercial property conversions (e.g. offices,  residential). Restoration of listed buildings. The property purchased must be at least 120 square meters in size.
• €400,000: Properties in less populated areas. The property purchased must be at least 120 square meters in size.
• €800,000: Prime areas (e.g. Athens, Thessaloniki, Mykonos, Santorini)

Leasing property in Greece

To qualify for the Greece Golden Visa through leasing, you must sign a 10-year lease or timeshare agreement for a hotel or furnished residence in an approved resort.

Minimum investment:

• €250,000 in standard areas
• €500,000 in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini)

Conditions for Purchasing Property in Greece

To qualify for the Greek Golden Visa, investors must meet the following conditions:

• If buying through a company, you must own 100% of the shares
• Greece Golden Visa properties cannot be used for short-term rentals (e.g. Airbnb)
• Properties cannot be used as a business headquarters
• Tier three properties are not allowed as the company headquarters

Violating these rules can lead to a €50,000 fine and possible residence permit cancellation

Other Greek Golden Visa investment options

• Capital contribution: You can invest at least €500,000 in a Greek company (excluding portfolio and real estate firms),
• Shares, Corporate Bonds, or Government Bonds:
  • €800,000 in shares or corporate bonds listed on regulated Greek markets
  • €500,000 in Greek government bonds (minimum 3-year maturity)
  • €350,000 in investment funds focused on Greek shares or bonds
• Capital transfer: A fixed-term deposit of at least €500,000, held in a Greek bank account or other national credit institution.

The current required documents for getting Greek residency through the Golden Visa application are:

• Application form: Submit two copies of the Greece Golden Visa application form.
• Passport: Provide a certified copy of all passport pages; it must be valid with at least two blank pages and issued within the last ten years.
• Passport photos: Include four recent passport-sized photos that meet Schengen Visa photo requirements.
• Proof of investment: Submit a notarized real estate purchase agreement or relevant investment documents.
• Proof of funds: Provide documentation showing the source of investment funds, such as bank statements.
• Health insurance: Submit a certified health insurance policy covering medical expenses in Greece for you and your family.
• Criminal record: Provide a certificate of good conduct issued within the last six months.
• Medical certificate: Include a certificate confirming you are free of contagious diseases.
• Proof of payment: Provide evidence of application fee payment.
• Occupational information: Depending on your investment, submit a CV or proof of occupation.
• Family documentation: If applicable, include certified marriage and birth certificates for dependent family members.

To apply for the Greek Golden Visa, investors must submit several documents for consideration for a permanent residence permit. These documents need to be certified with an apostille stamp or by the nearest Greek Embassy or consulate. Additionally, they must be translated into Greek before submission. Translations can be done by the Translation Service of the Ministry of Foreign Affairs or by a certified lawyer from the Greek Bar Association.

At Global Citizen Solutions, we help investors and families from all over the world get a Greek Golden Visa, guiding them step by step through the whole process. The application process for how to get a Greek Golden Visa is a clear and easy-to-follow process.

• Step 01: Get in touch with a Greek Immigration Specialist at GCS: Speak to a legal expert at Global Citizen Solutions who is knowledgeable about the Golden Visa process. This will help decide on the type of investment option you wish to pursue.
• Step 02: Get a Greek Non-Resident Tax Number (AFM): Obtain this tax number, which is required for property purchases and financial transactions, from a local tax office or through a Greek lawyer.
• Step 03: Open a Greek bank account: Set up a Greek bank account to handle investment transactions, including transferring funds. This is not a requirement for real estate investments.
• Step 04: Make your investment: Finalize your investment, whether buying property or another qualifying investment. Ensure you have a signed purchase agreement and that the property is registered in your name.
• Step 04: Make your investment: Collect all necessary documents for your application. It’s always best to have a Greek immigration lawyer review them beforehand.
• Step 06: Submit biometric data: Travel to Greece to submit your fingerprints and photographs at an immigration office or local consulate in your home country.
• Step 07: Submit your application: You can submit your application either in person or through a legal representative.
• Step 08: Wait for processing: Processing time for the Greek Golden Visa is about 12 months, depending on the investment route chosen.
• Step 09: Receive Greece Golden Visa approval: You’ll get a notification once your application is approved.
• Step 10: Submit Biometric Data (Second time): After approval, the main applicant and family members must travel to Greece again to provide biometric data at an immigration office or consulate.
• Step 11: Collect Your Residence Permit: After submitting biometric data, you’ll be granted a 1-year multiple-entry visa (this is not a requirement for real estate investors) and must visit Greece to collect your 5-year renewable residence permit.
• Step 12: Apply for citizenship after 7 years: After 7 years of living in Greece, you can apply for citizenship, provided that additional requirements are also met.

Permanent Greece residence permits obtained through the Greek Golden Visa have a five-year validity period and require renewal every five years while retaining the investment to maintain permanent residency. To renew your Greek residence permit, you must submit specific documents and meet set conditions.

The documents needed to renew Greek Golden Visa residence permits are primarily:

• An application form
• Four recent colored passport photos
• A certified copy of all pages of a valid passport
• A certified copy of your previous permanent residence permit
• Certified proof of active Greek health insurance

Relevant authorities may request additional documents for Greece residency by investment permit holders.

The conditions you will need to meet in order to renew your Greek Golden Visa residence permit are:

• You remain the full owner of the purchased real estate property, or you maintain your investment
• You’ve ensured all relevant leases and contracts are still valid and abide by government requirements

There is no Greek citizenship by investment program, but you can apply for citizenship by naturalization after spending seven years for at least 183 days each year on the Greek Golden Visa.

Investors must also meet additional requirements, such as:

• Demonstrate integration into Greek society.
• Pass a Greek language test at a minimum B1 level according to the Common European Framework of Reference for Languages (CEFR), known as the Greek citizenship test.
• Do not spend more than 10 months outside Greece during any 5-year period.
• Maintain a clean criminal record in Greece and abroad.
• Hold a valid residence permit throughout the qualifying period.
• Be a tax resident in Greece during the qualifying period.

Greece offers a non-domicile tax regime, also known as the Greece Flat tax regime for HNWI, that allows foreign nationals who relocate their tax residence to Greece to be exempt from foreign income taxation by paying a fixed annual tax of €100,000. This is available to individuals who were not Greek tax residents for the previous seven years and who invested at least €500,000 in Greek assets. The tax exemption can extend to family members for an additional €20,000 per person.

To qualify, investors must meet the following requirements

• Must not have been a Greek tax resident for 7 of the last 8 years.
• Investment requirement: at least €500,000 in Greece within 3 years. Eligible investments include real estate, Greek government bonds, and shares in Greek companies.

The special tax regime lasts 15 years, offering long-term tax predictability, but it does not exempt you from Greek gift or inheritance taxes.

Double taxation in Greece

Greece also has a double taxation treaty with 57 countries to prevent double taxation. Additionally, retirees, digital nomads, and expats may benefit from tax exemptions or reduced rates. However, income earned in Greece is subject to taxes, including property tax and rental income tax for real estate owners.

Greek rental income taxes 2026

Rental income in Greece is taxable for both residents and non-residents, which is a key Greece Golden Visa tax implication. Golden Visa holders must declare rental income to the Greek tax authorities even if they live abroad. Understanding the tax rules helps avoid penalties, audits, or delays when renewing the residence permit.

The Golden Visa in Greece is one of Europe’s most competitive Golden Visas, seeing incremental growth over the years due to its many alluring benefits. In 2024, Greek authorities received 9,289 applications for the Golden Visa Program, marking a 10% increase compared to the previous year.

Residence permits to investors/real estate owners per year

Source: Ministry of Migration and Asylum / General Secretariat for Immigrations Policy (31.12.2021)

Nationalities

The highest number of applicants came from:

• China: 6,405 applicants
• Turkey: 618 applicants
• Russia: 596 applicants
• Lebanon: 304 applicants
• Egypt: 250 applicants
• Iran: 194 applicants
• Iraq: 135 applicants
• Ukraine: 112 applicants
• USA: 103 applicants
• Jordan: 86 applicants

How Can Global Citizen Solutions Help You?

Global Citizen Solutions is a boutique migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments. 

We guide you from start to finish, taking you beyond your citizenship or residency by investment application. 

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GF36 Form Submission: Greece Golden Visa ➡ MESSAGE Additional info: ⦿ INTEREST Golden visa stage: Timeframe: Aware of €250,000 investment: What type of investment: Family apply: About family: Planning to visit Greece: When are you planning to visit Greece: