Greece Golden Visa: How to Get Residency in Greece 2026

Last updated: March 2026

The Greek Golden Visa programme is the European Union's most popular residency by investment route, granting non-EU nationals and their families a permanent residency permit through qualifying investments from €250,000. In 2026, with updated investment thresholds and a streamlined application process, Greece continues to offer one of the most accessible and valuable pathways to European residency.

This step-by-step guide from Mirabello Consultancy explains exactly how to obtain Greek residency through the Golden Visa programme: eligibility requirements, investment options, the application process, processing times and what your residency permit allows you to do. For a comprehensive comparison of European residency options, read our guide to the best Golden Visa programmes.

What Is the Greek Golden Visa?

The Greek Golden Visa (officially the "Permanent Residency Permit for Third-Country Nationals") is a residency by investment programme introduced in 2013 under Greek Law 4251/2014. It grants a five-year, renewable residency permit to non-EU/EEA nationals who make a qualifying investment in Greece.

Key features of the programme in 2026:

• Permanent residency permit for the investor and their family
• No minimum residency requirement — you may live anywhere in the world
• Schengen travel freedom — visa-free access to 27 European countries (up to 90 days per 180-day period)
• Renewable indefinitely, provided the investment is maintained
• Pathway to citizenship after 7 years of actual residency
• Family inclusion — spouse, children under 21 and parents of both spouses

Eligibility Requirements

To qualify for the Greek Golden Visa, you must satisfy the following criteria:

• Non-EU/EEA national — EU and EEA citizens do not require a Golden Visa (they already hold freedom of movement rights)
• Over 18 years of age
• Clean criminal record — no convictions that would make you a threat to public order or security
• Valid health insurance with coverage in Greece
• Qualifying investment — see investment options below
• Legal entry — must have entered Greece legally (Schengen visa or visa-free entry)

There is no language requirement, no educational requirement and no business experience requirement. The programme is open to nationals of practically all countries.

Investment Options for the Greek Golden Visa 2026

The primary investment route is real estate, but Greece also accepts alternative qualifying investments:

Real Estate Investment

For a detailed guide to real estate investment locations and the purchase process, read our guide on buying real estate in Greece.

Alternative Investment Options

• Capital contribution to a Greek company: minimum €400,000
• Greek government bonds: minimum €400,000 (3-year term)
• Bank deposit: minimum €400,000 at a Greek bank (1-year term)
• Shares/corporate bonds: minimum €800,000 in Greek-listed companies
• Investment funds/alternative investment funds: minimum €400,000 in funds domiciled in Greece

Real estate remains by far the most popular route, accounting for over 95% of Golden Visa applications, as it combines residency rights with tangible asset ownership and rental income potential.

Step-by-Step Application Process

Here is the complete application process for the Greek Golden Visa from beginning to end:

Step 1: Pre-Assessment (Week 1)

Engage an investment migration adviser to review your eligibility and discuss your investment preferences. Mirabello Consultancy offers a free initial consultation on your options, budget and timeline.

Step 2: Obtain a Greek Tax Number (AFM) (Weeks 2–3)

Apply for a Greek tax identification number at the local tax office or through a tax representative. This is required before any property transaction or investment in Greece.

Step 3: Open a Greek Bank Account (Weeks 3–4)

A Greek bank account is required for the property purchase and application process. Major banks include Alpha Bank, National Bank of Greece, Eurobank and Piraeus Bank.

Step 4: Select and Acquire the Property (Weeks 4–12)

Identify qualifying properties with the assistance of a licensed estate agent. Instruct a Greek lawyer to conduct due diligence on title deeds, planning permissions and encumbrances. Complete the purchase before a notary and register the title deed.

Step 5: Assemble Application Documents (Weeks 8–12)

Prepare the following documents in parallel with the property purchase:

• Valid passport (minimum 1 year of validity remaining)
• Health insurance policy with coverage in Greece
• Registered title deed
• Proof of investment funds transfer through the banking system
• Biometric passport photographs (4)
• Police clearance certificate from the country of origin (apostilled)
• Medical certificate
• Application fee receipt (€2,000 per adult applicant)

Step 6: Submit the Application (Week 13)

The application is submitted to the local decentralised administration (Apokedromena Diikisi) at the location of the property. An appointment for biometric data collection (fingerprints and photograph) is scheduled.

Step 7: Biometrics Appointment (Weeks 14–16)

Attend the biometrics appointment in person at the relevant office. All applicants aged 6 and over must provide biometric data. Following biometric collection, a provisional residency confirmation (blue receipt) is issued, valid for 12 months until the final card is produced.

Step 8: Residency Card Issuance (Months 4–6)

The permanent residency card is issued within 2–4 months of the biometrics appointment. The card is valid for 5 years and may be collected in person or through a representative.

Processing Times 2026

The overall timeline from first engagement to residency card in hand:

• Property purchase: 4–12 weeks (depending on property selection speed)
• Application preparation: 2–4 weeks
• Biometrics appointment: 2–6 weeks after submission
• Card issuance: 2–4 months after biometrics
• Total: approximately 3–6 months from property purchase to residency card

What Can You Do With Greek Residency?

The residency permit under the Greek Golden Visa confers the following rights and benefits:

• Live in Greece — full residency rights without any time restrictions
• Schengen travel freedom — visa-free access to 27 Schengen states for up to 90 days per 180-day period
• Enrol children in Greek schools (public or private)
• Access Greek healthcare (with appropriate insurance)
• Open and maintain bank accounts in Greece and the EU
• Invest and do business in Greece

Please note: The Golden Visa does not grant the right to be employed in Greece. However, you may run your own business, operate as self-employed or work remotely for a non-Greek employer.

Renewing and Maintaining Your Golden Visa

The Golden Visa is renewed every 5 years subject to the following conditions:

• The qualifying investment must be maintained (property still owned)
• Valid health insurance must be in place
• No criminal convictions affecting eligibility
• Renewal application submitted before the current permit expires

There is no minimum physical presence requirement for renewal. You may live entirely outside Greece and still maintain your Golden Visa indefinitely, provided the investment is retained.

Family Members: Who Can Be Included?

The Greek Golden Visa is one of Europe's most generous programmes for family inclusion:

• Spouse or registered civil partner
• Children under 21 years of age
• Parents of both the main applicant and the spouse

Children who turn 21 during the validity of the permit may apply for their own independent permit (student or work permit). For multi-generational families, compare the Greece programme with Antigua CBI (children up to age 30) or Dominica CBI (children up to age 30).

Greece Golden Visa Compared to Other European Options

Greece distinguishes itself through the combination of property ownership, no minimum residency requirement and Schengen access — features that make it the best-selling European Golden Visa programme by volume.

Frequently Asked Questions

What are the total costs of the Greek Golden Visa?

Total costs include the real estate investment (€250,000–€800,000), transaction costs (~8–10% of the property price), application fees (€2,000 per adult), health insurance (~€500–2,000/year) and professional fees (lawyer, tax adviser). Budget approximately 10–12% above the property price for all associated costs.

Can I work in Greece with a Golden Visa?

The Golden Visa does not permit employment at a Greek company. However, you may be self-employed, run your own business or work remotely for non-Greek employers. Many Golden Visa holders work remotely and enjoy the Greek lifestyle.

Is the Greek Golden Visa still available in 2026?

Yes. The Greek Golden Visa is fully operational in 2026 with updated tiered investment thresholds introduced in September 2024. Unlike Spain (which closed its Golden Visa in April 2025), Greece has reaffirmed its commitment to the programme with regulatory improvements rather than closure.

Must I visit Greece to submit the application?

You must visit Greece at least once for the biometrics appointment. Many investors also come for the property viewing and notary signing. Some steps (property selection, document preparation) can be handled remotely, but at least one physical visit is essential.

Can I apply for Greek citizenship?

Yes, after 7 years of continuous lawful residency in Greece. The citizenship pathway requires actual physical presence, Greek language proficiency (B1 level) and a test in Greek history and culture. Greek citizenship grants an EU passport with visa-free access to 188 countries. See our complete guide to the Greek Golden Visa 2026 for further details.

For official information, visit Enterprise Greece and the Henley Passport Index.