Greece Golden Visa 2026: Complete Guide to Requirements, Costs & New Rules

Greece Golden Visa 2026: Complete Guide to Requirements, Costs & New Rules

The Greece Golden Visa remains one of Europe's most attractive residency-by-investment programmes in 2026. It grants non-EU nationals and their families a renewable five-year residence permit in exchange for a qualifying investment, with entry points starting from €250,000 in specific property categories. Whether you are exploring the programme for Schengen-wide travel, long-term European residency, or a pathway to Greek citizenship, this guide walks you through every requirement, cost, and recent change that matters in 2026.

What Is the Greece Golden Visa Programme?

The Greece Golden Visa, formally known as the Greek Residence Permit for Investors, was introduced under Law 4251/2014 and has since become one of the most popular golden visa programmes in Europe. It allows non-EU nationals to obtain a long-term residence permit in Greece by making a qualifying investment, most commonly in real estate.

Unlike citizenship by investment programmes, the Greece Golden Visa is a residency-by-investment (RBI) scheme. It does not grant Greek citizenship immediately. However, it creates a lawful, stable pathway to long-term European residence, with the option to naturalise after meeting specific residency and language requirements. For many high-net-worth individuals and families, this combination of flexibility, European access, and relatively accessible investment thresholds makes Greece an outstanding choice.

Since its inception, the programme has attracted billions of euros in foreign direct investment, with Chinese, American, Israeli, and Middle Eastern nationals among the most active participants. You can compare Greece with other leading programmes in our guide to the best golden visa investment programmes.

What Are the Greece Golden Visa Investment Options in 2026?

The Greece Golden Visa offers four qualifying investment routes in 2026. Real estate is the most popular, with thresholds from €250,000 for commercial-to-residential conversions to €800,000 for prime Athens properties. Alternative routes include Greek government bonds, listed shares, and fixed-term bank deposits, all from €400,000 to €500,000.

Greece has significantly restructured its investment thresholds in recent years, with tiered pricing now firmly in place. Here is a clear breakdown of qualifying investment routes in 2026:

Real Estate Investment (Most Popular Route)

Real estate remains the dominant route for Greece Golden Visa applicants. Thresholds vary depending on location and property type:

• €800,000 minimum, Residential property in high-demand zones: the regional units of Attica (including Athens), Thessaloniki, Mykonos, and Santorini.
• €400,000 minimum, Residential property in all other areas of Greece outside the high-demand zones listed above.
• €250,000 minimum, Conversion of commercial property to residential use, or restoration of listed/heritage buildings anywhere in Greece, including Athens and Thessaloniki.
• €250,000 minimum, Purchase of property designated as a hotel or tourist accommodation converted to residential use.

It is important to note that the €250,000 threshold properties are specific categories, they are not a general route to purchasing residential real estate in prime Athens neighbourhoods at a reduced threshold. Our advisers can help you identify qualifying assets across Greece.

Alternative Investment Routes

Beyond real estate, Greece also offers golden visa eligibility through the following investment categories:

• €500,000 in Greek government bonds, shares or corporate bonds listed on regulated markets, or Greek mutual funds and REIC (Real Estate Investment Companies) shares.
• €500,000 as a capital contribution to a company headquartered in Greece that is not listed on a stock exchange, creating or maintaining at least five jobs.
• €500,000 deposited in a domestic credit institution in Greece as a fixed-term deposit.
• €400,000 in a portfolio of transferable securities and/or deposits through domestic credit or financial institutions.

For most clients, real estate remains the most tangible and familiar investment, often offering the prospect of rental income and capital appreciation alongside the visa benefit. If you are considering alternative investment routes, we recommend speaking with our team directly, book a free consultation with Mirabello Consultancy to discuss the most suitable structure for your goals.

Who Is Eligible for the Greece Golden Visa in 2026?

Any non-EU/EEA national aged 18 or over is eligible for the Greece Golden Visa, provided they complete a qualifying investment, present a clean criminal record, and carry valid Greek health insurance. There are no language requirements, no business experience tests, and no income thresholds, making the programme one of Europe's most accessible residency routes.

The Greece Golden Visa is open to nationals of any non-EU/EEA country. There is no list of excluded nationalities per se, though certain applicants may face additional due diligence requirements. To qualify, applicants must meet the following criteria:

• Age: Main applicant must be at least 18 years old.
• Clean criminal record: A police clearance certificate from the applicant's country of residence and country of nationality is required.
• Health insurance: Full health insurance coverage valid in Greece for the applicant and all family dependants.
• No public health risk: Applicants must not be classified as a threat to public health under EU/Greek law.
• Qualifying investment: Evidence of a completed qualifying investment as outlined above.
• Source of funds: Clear documentation of the legitimate origin of investment funds.
• No prior visa violations: Applicants must not have been subject to an entry ban in the EU or Greece.

There is no requirement to speak Greek, demonstrate business experience, or pass an interview. The programme is deliberately accessible, prioritising the integrity of the investment over complex personal admissibility tests.

How Do You Apply for the Greece Golden Visa in 2026?

Applying for the Greece Golden Visa follows seven steps: obtain a Greek tax number (AFM), open a Greek bank account, purchase the qualifying investment, compile notarised application documents, submit to the Decentralised Administration office, receive a one-year bridging certificate, and collect the five-year biometric residence permit. The full process typically takes 3-6 months from complete submission.

Understanding the application process in advance can significantly reduce delays and prevent costly errors. Here is how the process unfolds for most applicants in 2026:

1. Obtain a Greek Tax Number (AFM): Before purchasing property or making any investment, you must register with the Greek Tax Authority (AADE) to receive an individual tax number. This can be done remotely through a legal representative in Greece.
2. Open a Greek Bank Account: A Greek bank account is required to facilitate the property transaction and ongoing tax compliance.
3. Select and Purchase the Qualifying Investment: With the support of a local real estate lawyer and your Mirabello adviser, identify and acquire a qualifying property or investment. Due diligence on the asset is critical at this stage.
4. Prepare the Application Documents: Compile all required documents, including passport copies, criminal record certificates, health insurance policy, proof of investment (notarised deed), and proof of source of funds. All non-Greek documents must be officially translated and apostilled.
5. Submit the Residence Permit Application: Applications are submitted to the relevant Decentralised Administration office in Greece. Applicants are typically required to attend in person at least once for biometric data collection. A lawyer with a power of attorney may handle most of the process on your behalf.
6. Receive the Confirmation Certificate: Upon submission of a complete application, a one-year bridging certificate is issued, which grants full residency rights while the main permit is processed.
7. Receive the Five-Year Residence Permit: Once approved, the five-year permit (a biometric card) is issued and can be collected in Greece or sent to an authorised representative.

Processing typically takes 3-6 months from the date of a complete and accepted application submission. Delays are most commonly caused by incomplete documentation, backlogs at specific regional offices, or title deed registration queues.

What Are the Total Costs and Fees for the Greece Golden Visa?

Beyond the qualifying investment, applicants should budget 6-10% of the property value in associated costs. These include a 3.09% property transfer tax, notary fees of 1-1.5%, legal fees of 1-2%, land registry fees of 0.5%, a €2,000 government application fee per family, and health insurance premiums of €500-€2,000 per person per year.

Beyond the qualifying investment itself, applicants should budget for a range of associated costs. Here is a realistic overview for 2026:

• Property Transfer Tax: 3.09% of the property value (paid by the buyer at the time of purchase).
• Notary Fees: Approximately 1-1.5% of the property value.
• Legal Fees: Typically 1-2% of the property value for a comprehensive real estate and immigration legal service.
• Land Registry Fees: Approximately 0.5% of the property value.
• Golden Visa Application Fee: €2,000 per family (main applicant and dependants); €150 per minor child.
• Health Insurance: Varies by provider and applicant age; typically €500-€2,000 per year per person.
• Real Estate Agent Fees: Typically 2-4% of the purchase price, shared between buyer and seller or paid entirely by one party depending on the arrangement.
• Annual Property Tax (ENFIA): Calculated based on property size, location, and age. This is an ongoing annual obligation.

In total, outside of the investment itself, applicants should typically budget an additional 6-10% of the property value to cover transaction costs, professional fees, and initial permit applications. Our advisers will provide a fully itemised cost projection during your initial consultation.

What Are the Key Benefits of the Greece Golden Visa in 2026?

The Greece Golden Visa grants Schengen-wide travel across 29 countries, a five-year renewable residence permit with no minimum stay requirement, and full family inclusion for a single investment cost. Permit holders gain a clear pathway to Greek citizenship after seven continuous years of legal residence, granting an EU passport with visa-free access to over 185 countries worldwide.

The Greece Golden Visa offers a compelling combination of lifestyle, mobility, and long-term strategic advantages for internationally minded families and investors:

• Schengen Area Access: Permit holders can travel freely across all 29 Schengen Area countries without additional visas, making the permit invaluable for business and personal travel throughout Europe.
• No Minimum Stay Requirement: Unlike many European golden visa programmes, Greece does not require permit holders to reside in Greece for any minimum period to renew their permit. You may maintain global mobility while retaining your European residence status.
• Five-Year Renewable Permit: The permit is renewed every five years, provided the qualifying investment is maintained.
• Family Inclusion: A single investment covers the main applicant and eligible family members (see below).
• Pathway to Citizenship: After seven years of continuous legal residence in Greece, permit holders may apply for Greek citizenship, gaining an EU passport with access to all EU rights and visa-free travel to over 185 countries.
• Property Ownership Rights: Foreign nationals owning Greek property have the same ownership rights as Greek citizens in most regions.
• Quality of Life: Greece offers a world-class Mediterranean lifestyle, excellent healthcare, a strong educational infrastructure, and a relatively low cost of living compared to Western European capitals.
• Rental Income Potential: Greece's thriving tourism industry, particularly in Athens, Mykonos, Santorini, and Crete, offers strong short-term rental yields for investment property owners.

Which Family Members Can Be Included in the Greece Golden Visa?

A single Greece Golden Visa investment covers the main applicant, their spouse or registered civil partner, dependent children under 21 (extendable to 24 if in full-time education), and the dependent parents of both the main applicant and the spouse. Each eligible family member receives their own five-year biometric permit with no additional investment required.

One of the most generous aspects of the Greece Golden Visa is its broad definition of eligible family members. The following dependants may be included on a single investment application at no additional investment cost:

• The main applicant's spouse or legal partner (including registered civil partnerships).
• Minor children under the age of 21 (extendable to age 24 if enrolled in full-time education at the time of application).
• Dependent parents of both the main applicant and the spouse.

Each family member included in the application will receive their own biometric residence permit card, valid for the same five-year period as the main applicant's permit. Children who age out of dependent status during the permit's validity may apply for their own individual permit upon renewal, provided they continue to meet eligibility criteria.

This makes the Greece Golden Visa particularly attractive for multi-generational families seeking a shared European base. You can explore how this compares to family-inclusive programmes in our golden visa comparison guide.

How Does the Greece Golden Visa Compare to Other European Programmes?

Greece stands as Europe's leading property-based golden visa in 2026, after Portugal closed its real estate route in 2023 and Spain abolished its programme in 2024. Greece's Zone B entry from €400,000, no minimum stay requirement, and direct Schengen access make it the most competitive option available for investors seeking EU residency through real estate.

Greece sits in an interesting position among European golden visa programmes in 2026. Portugal's golden visa no longer accepts direct real estate purchases (following 2023 rule changes), Spain's golden visa programme has been abolished for real estate investors as of 2024, and Italy's investor visa offers residency but with more complex financial investment requirements.

This has significantly strengthened Greece's position as the premier property-based golden visa in Europe. With competitive entry points at €400,000 for most of Greece, a straightforward application process, no minimum stay requirements, and strong real estate market fundamentals, Greece consistently outperforms its peers on value for serious investors.

Mirabello Consultancy works with clients across a range of leading programmes. If you would like to compare Greece alongside other options such as Malta, Cyprus (legal residency), or Caribbean citizenship programmes, visit our overview of the best citizenship by investment programmes or our dedicated Greece Golden Visa programme page. For a side-by-side ranking of all major programmes, see the Citizenship and Golden Visa Comparison Grid or the Mirabello Investment Migration Index.

What Do Investors Most Often Ask About the Greece Golden Visa in 2026?