Greece Golden Visa 2026: The Expert Investor’s Guide

The Greece Golden Visa is one of Europe’s most flexible residency-by-investment programs and one of the few remaining programs that still offers a real estate investment option starting at €250,000.  

This is the perfect Plan B option for anyone looking to gain instant permanent residency in Europe, through a five-year residency permit that is renewable indefinitely. In addition to property investment, the Greece residency-by-investment program also includes other qualifying investments, such as capital contributions and financial assets. 

Through its attractive benefits like the freedom of movement within the Schengen Area, no residency requirements, family legacy for dependents, and more, this program appeals to investors interested in greater global mobility, family security, and access to Europe. 

This complete guide covers the Greece Golden Visa requirements, investment options, and application steps in 2026. 

Greece Golden Visa: Key Facts and Updates June 2026

The Greece Golden Visa allows non-EU investors to obtain a renewable 5-year residence permit with no minimum stay requirement. 

Real estate is still the most popular route and 2026 rules introduced d investment requirements of €250K, €400K, and €800K, depending on location and property type. 

There are several 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. 

A single investment covers the main investor, their spouse, unmarried children under 21, and the parents of both partners, and the Greek Golden Visa gives investors freedom of movement to 29 Schengen Area countries for up to 90 days in any 180-day period. 

Under Article 44 of Law No. 5162/2024, the Greek government introduced officially introduced the new €250K Start-Up investment route on 1 January 2025. This option allows investors to qualify for the Greece Golden Visa by investing in eligible startups registered on the Elevate Greece platform. 

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

From the perspective of our specialists, the higher investment thresholds have not slowed demand for the Greece Golden Visa. In 2024, Greece received a record 9,289 applications from main investors, the highest annual total since the program launched. This suggests that the recent reforms have helped reposition the program as a premium option while reinforcing its status as one of Europe’s leading residency-by-investment destinations. 

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

According to the Hellenic Ministry of Migration and Asylum and the Bank of Greece, the Greek Golden Visa program has attracted more than €10 billion in foreign investment since its launch in 2013, including a record €2.32 billion in 2024.  

The program has played a big role in supporting Greece’s economic recovery and real estate sector, and the tiered investment thresholds were introduced to help create a more balanced growth, ease pressure on local housing markets and reinforce the program’s long-term sustainability. 

The program’s key advantage is its flexibility, through its investment options that cater to different investor goals and budgets. Investors can qualify with a €250,000 investment through commercial-to-residential conversions and historic property restorations, €400,000 in most regions of Greece, and €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini.  

Alternative routes include investment funds, government bonds, bank deposits, and company shares. 

1. Low investment, diverse options: One of Europe’s most affordable programs, starting from just €250,000 for qualifying properties, with the flexibility to choose between eligible routes spanning real estate and qualifying investment funds. 
2. Freedom of movement across Europe’s Schengen Area: As an EU and Schengen member state, Greek residence permit holders travel freely throughout the EU and Schengen Area without border hassle. 
3. Low physical presence required: No minimum stay requirement, giving you complete flexibility to secure your Plan B in Europe without relocating or disrupting your current life. 
4. A legacy for the whole family: Residency extends to your entire family, including your spouse, dependent children up to 21, and the parents of both the applicant and spouse, with no requirement to prove dependency and no age restrictions on parents. 
5. Permanent, lifetime residency: Secure permanent residence in Greece for life, with unlimited renewals as long as the qualifying investment is maintained. 
6. Attractive returns on investment: If you choose real estate, you can earn rental income while your capital stays invested, with long-term rental yields in major cities ranging from 4% to 6%. 
7. Favourable Non-Dom tax regime: If you choose to become a Greek tax resident, you can benefit from a simple, fixed annual payment on your worldwide income that turns a variable liability into a known, capped cost. 

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.

The Greek Golden Visa has moved to a tiered investment system aimed at supporting local housing markets while also creating new opportunities through business and financial investments.  

In our experience, the €250,000 category continues to attract the strongest interest from international investors. While higher thresholds now apply across many parts of Greece, qualifying conversion and restoration projects still provide access to the same residency benefits at a significantly lower investment level. As a result, eligible properties are becoming increasingly competitive and harder to secure. 

€250,000 Greece Golden Visa properties 

To qualify through the €250,000 investment route, you must: 

• Invest in a commercial property that will be converted into residential use, or 
• Restore a listed or protected heritage building. 
• Complete the renovation or conversion project before submitting your Golden Visa application. 

There is no location restriction. The property can be purchased anywhere in Greece, and investors can rent out the property, provided it is used for long-term rentals and not short-term holiday accommodation. 

€400,000 Greece Golden Visa properties 

If you choose to invest through the €400,000 investment route, you must: 

• Purchase residential property in mainland Greece, regional towns, or islands with a population below 3,100. 
• Invest a minimum of €400,000 in a single property. 
• Purchase a property with a minimum size of 120 square meters. 
• Use the property for long-term rentals only, as short-term rental platforms such as Airbnb are not permitted. 

€800,000 Greece Golden Visa properties 

Investors who are investing in the €800,000 investment route, need to meet these requirements  

• Purchase residential property in high-demand locations such as Athens, the Athens Riviera, Thessaloniki, Mykonos, Santorini, Crete, or islands with a population above 3,100. 
• Invest at least €800,000 in a single property. 
• Purchase a property with a minimum area of 120 square meters. Only long-term rentals are allowed.  

Greece Golden Visa €250,000 startup option 

Introduced under Article 44 of Law No. 5162/2024, this non-real-estate route allows investors to qualify for the Greece Golden Visa through a minimum €250,000 investment in an innovative startup registered with the Elevate Greece platform. Investors cannot hold more than 33% of the company, and the startup is required to create at least two full-time jobs within its first year and maintain them throughout the permit period. 

Other investment options 

For investors who prefer alternatives to real estate, the Greece Golden Visa also offers: 

• A minimum investment of €350,000 in mutual funds or Alternative Investment Funds (AIFs) focused on Greek assets. 
• A €500,000 fixed-term deposit with a Greek bank. 
• A €500,000 investment in Greek Government Bonds with a minimum three-year maturity. 
• An €800,000 investment in Greek corporate bonds traded on regulated markets. 
• An €800,000 investment in shares listed on regulated Greek stock exchanges. 

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. Here’s an overview of the application process for how to get a Greek Golden Visa in 2026.  

1. Step 01: Get in touch with a Greek immigration specialist at Global Citizen Solutions: Speak to a legal expert at Global Citizen Solutions who is knowledgeable about the Golden Visa process. We are backed by a multidisciplinary team of immigration advisors, lawyers, and real estate experts, to help you assess your eligibility, compare investment options, and identify the route that best aligns with your goals. 

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. 

Legal fees are an important part of the overall Greece Golden Visa cost. The Global Citizen Solutions legal team advises applicants to work with Greece Golden Visa lawyers and legal specialists, as Greek immigration laws and administrative requirements are continuously changing, and there is no single source for legislation and updates. As a result, attempting to complete the process without a Power of Attorney (POA), an immigration specialist, and experienced legal support can be extremely difficult. 

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

As mentioned, the Greek Golden Visa already grants permanent residency through a five-year residency permit that can be renewed indefinitely as long as the investment is maintained.  

Citizenship through the Greek Golden Visa  

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. However, qualifying for citizenship is highly conditional, and our legal team advises seeking a legal consultation if you wish for time spent on the Golden Visa to count toward citizenship eligibility. 

Investors also need to 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. 

Tax residency 

Holding a Greece Golden Visa does not automatically make you a Greek tax resident. You become a tax resident if you spend more than 183 days per year in Greece. This means your worldwide income will be subject to Greece’s progressive income tax rates, which range from 9% to 44%. If you remain a tax resident elsewhere, you are taxed only on income earned in Greece. 

Non-Dom Tax Regime 

For high-net-worth individuals who transfer their tax residency to Greece, the non-dom regime brings a significant tax advantage. 

• The structure: A flat annual tax of €100,000 on foreign-source income. 
• The terms: Valid for up to 15 years, with family members eligible to join for an additional €20,000 per person annually. 
• Eligibility: Applicants must not have been Greek tax residents for seven of the previous eight years and must make a qualifying investment of at least €500,000 in Greece. 

Rental income for Greece Golden Visa investors  

Income earned from renting out a Greece Golden Visa property is taxed separately under Greece’s rental income tax system. Tax is charged from the first euro earned, with no tax-free allowance. 

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.