Greece Golden Visa: Updated Rules, Thresholds & Requirements in 2026

The Greek Golden Visa remains one of Europe’s strongest and most flexible residency-by-investment programs in 2026. The Greek authorities have worked hard to reduce the massive backlog of applications and have decreased processing time from 9-12 months to 4-6 months.

However, the rules have changed significantly over the past two years. The program underwent two major reforms: the 2024 investment threshold update and the introduction of Law 5275/2026, which reshaped permit validity, introduced tiered investment categories, and expanded alternative routes, such as startup investments. Investors can now qualify through investments ranging from €250,000 to €800,000, depending on the property type and location.

Even though real estate is the most popular option, the program also has other routes through startups, investment funds, government bonds, bank deposits, and company shares. The Greek Golden Visa still offers residency with no minimum stay requirement, though investors must carefully structure their investments due to new short-term rental restrictions and operational changes.

This guide breaks down exactly how the program works, how to qualify, how to apply, costs, processing time, and more!

Greece Golden Visa: Key Takeaways

The Greece Golden Visa allows non-EU investors to obtain a renewable 5-year residence permit with no minimum stay requirement, starting from €250,000.

The 2026 rules introduced tiered investment requirements of €250K, €400K, and €800K, depending on location and property type.

Real estate is still the most popular route, but alternative options like investment funds (€350K) and bank deposits (€500K) are also available.

Properties must meet specific requirements, including a minimum of 120 m² in most cases, and cannot be used for short-term rentals or business purposes.

The program includes family members and offers visa-free travel across the Schengen Area, making it attractive for lifestyle and mobility.

While residency has no stay requirement, obtaining Greek citizenship requires living in Greece for at least 183 days per year over 7 years.

Greece remains one of Europe’s most affordable and flexible Golden Visa programs, but recent changes require more strategic investment planning.

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.

Greece is one of the most flexible Golden Visa programs in Europe, offering immediate permanent residency and affordable real estate investment options. This has helped make it the top residency-by-investment program in the RCBI Report, created by the Global Intelligence Unit at Global Citizen Solutions. Greece scores particularly well for its simple procedures and strong global mobility benefits.

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 can rent out their purchased investment property or hold shares in a Greek-registered company 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. Lifetime residency in a safe investment environment: The applicant can obtain Greek residency for life as long as the investment is maintained. Greece also ranks 44th in the Global Atlas of Risk and Readiness Report 2026, which evaluates where capital is most likely to remain protected and grow, using a two-sided framework of risk exposure and long-term economic readiness. This shows that the country is a trustworthy investment landscape.
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.

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 such as Patras, Larissa, Volos, Ioannina, and the Peloponnese region for smaller islands with a population under 3,100 inhabitants. The property purchased must be at least 120 square meters in size.
• €800,000: Prime areas like Athens, Thessaloniki, Mykonos, Santorini.
• Leasing property in Greece: To qualify through leasing, you have to sign a 10-year lease or timeshare in an approved resort by investing at least €250,000 or €500,000 in high-demand areas like Athens, Thessaloniki, Mykonos, and Santorini.

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.

Greece start-up route

The startup route for the Greece Golden Visa under Law 5162/2024 allows investors to obtain residency with a €250,000 investment in an approved startup listed on Elevate Greece. The investor’s ownership is limited to 33%, and the company must create at least two full-time jobs within the first year.

• 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.

1. 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.
2. Step 02: Get a Greek non-resident tax number (AFM): Obtain this tax number, required for property purchases and financial transactions, from a local tax office or a Greek lawyer.
3. 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.
4. 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.
5. Step 05: Submit biometric data: Travel to Greece to submit your fingerprints and photographs at an immigration office or local consulate in your home country.
6. Step 06: Submit your application. You can submit it either in person or through a legal representative.
7. Step 07: Wait for processing: Processing time for the Greek Golden Visa is about 4-6 months, depending on the investment route chosen.
8. Step 08: Receive Greece Golden Visa approval: You’ll get a notification once your application is approved.
9. Step 9: 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.
10. Step 10: 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.
11. Step 11: Apply for citizenship after 7 years: After 7 years of living in Greece, you can apply for citizenship, provided you meet additional requirements.

Permanent Greek 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 has 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 people 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.

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.

How Can Global Citizen Solutions Help You?

Global Citizen Solutions is an advisory 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.