Greek Golden Visa 2026: Can You Live in Greece Permanently?

Last updated: March 2026

Why trust Mirabello Consultancy with your Greece application? As an IMC-accredited, ACAMS-certified investment migration firm headquartered in Zurich, Switzerland, we have guided over 250 families to successful citizenship with a 99% approval rate. Our Swiss precision and personalised approach ensure your application receives expert attention from start to finish. Meet our team.

Considering Greece citizenship? Book a free consultation with Mirabello Consultancy to discuss the best investment route for you and your family.

What Is the Greek Golden Visa Programme?

The Greek Golden Visa is an investor residency-by-investment (RBI) scheme established under Law 4251/2014 and subsequently amended to reflect evolving market conditions. It allows non-EU/EEA nationals to obtain a five-year renewable Greek residence permit in exchange for a qualifying financial investment in the country. The programme is one of the most popular golden visa routes in Europe and has attracted billions of euros in inward investment since its launch.

Unlike traditional immigration pathways that demand extended physical presence, the Greek Golden Visa is explicitly designed around flexibility. There is no mandatory minimum stay requirement to renew your permit — making it an ideal solution for internationally mobile UHNW and HNW individuals who want a secure European base without disrupting their global lifestyle. The permit grants free movement across all 29 Schengen Zone member states for stays of up to 90 days in any 180-day period, a privilege that extends to all included family members.

Crucially, the programme offers a genuine pathway to permanent residency and, ultimately, Greek and EU citizenship — answering the central question many investors ask: can I live in Greece permanently through the golden visa? The answer is yes, though a more structured commitment is required for the transition from investor visa to permanent resident to citizen. We explore this pathway in detail below.

To compare the Greek programme with other leading European and global options, visit our comprehensive guide to the best golden visa investment programmes.

Greek Golden Visa Investment Options 2026

Greek law provides several qualifying investment categories, allowing investors to choose the route that best aligns with their financial objectives. The investment thresholds were updated in 2023 and have remained in force into 2026, with Greece segmenting its real estate market by location and property type to manage demand in its most sought-after areas.

Real Estate Investment

Real estate remains by far the most popular qualifying route. The thresholds are as follows:

• €800,000 — residential property in Athens (Attica region), Thessaloniki, Mykonos, Santorini, and other high-demand islands with a population exceeding 3,100.
• €400,000 — residential property anywhere else in Greece not classified as high-demand.
• €250,000 — commercial property converted to residential use, or listed/protected buildings anywhere in Greece subject to renovation commitments. This tier also applies to timeshare contracts of a minimum ten-year duration.

Properties may be purchased outright, jointly (with each co-investor meeting the minimum threshold), or through a legal entity provided the investor holds 100% of the shares. Rental income from qualifying properties is permitted, allowing the investment to generate returns whilst anchoring residency rights.

Capital Market and Financial Investments

For investors who prefer non-property routes, Greece offers several alternative qualifying categories:

• €500,000 — investment in Greek government bonds with a maturity of at least three years, held through a Greek bank.
• €500,000 — investment in shares, bonds, or units of mutual funds registered in Greece or an EU member state and investing exclusively in Greek companies or real estate.
• €500,000 — capital contribution to a company headquartered and operating in Greece, or the acquisition of shares in such a company.
• €500,000 — investment in Greek real estate investment companies (REICs) or alternative investment funds focused on Greek real estate.
• €800,000 — fixed-term deposit of at least 12 months with a Greek credit institution, renewable.

Business and Job Creation

Investors who establish or expand a business in Greece that demonstrably creates at least ten full-time employment positions for Greek nationals may also qualify, subject to ministerial assessment.

For a personalised assessment of which investment route best suits your circumstances, speak with our investment migration specialists today.

Eligibility Requirements for the Greek Golden Visa

The Greek Golden Visa is open to all third-country (non-EU/EEA/Swiss) nationals. Beyond nationality, applicants must satisfy the following standard criteria:

• Age: The main applicant must be at least 18 years of age.
• Clean criminal record: A certified police clearance certificate from the applicant's country of residence and/or nationality is required.
• Health insurance: Valid private health insurance covering Greece must be in place at the time of application.
• Qualifying investment: Evidence of completed investment meeting or exceeding the applicable threshold must be submitted.
• Source of funds: Funds must be brought into Greece from abroad and must be demonstrably clean. Greek authorities conduct thorough anti-money laundering (AML) checks; as an ACAMS-certified firm, Mirabello Consultancy assists clients in preparing a robust source-of-funds file.
• No prior Greek visa violations: Applicants must not have a history of overstays or violations of Greek or Schengen visa rules.

Notably, there is no language requirement, no minimum education level, and no requirement to demonstrate ties to Greece prior to application. The Greek Golden Visa is among the most accessible residency programmes in Europe in terms of eligibility criteria.

The Greek Golden Visa Application Process: Step by Step

Understanding the application process is essential for planning your timeline and ensuring a smooth experience. Here is how the process typically unfolds when working with Mirabello Consultancy:

1. Initial consultation and programme selection (Week 1–2): We conduct a thorough assessment of your goals, investment preferences, and family situation. We identify the optimal investment category and begin due diligence preparation.
2. Legal setup (Week 2–6): A Greek tax identification number (AFM) and a Greek bank account are obtained. Your Greek legal representative (mandatory under Greek law) is formally appointed via a notarised power of attorney.
3. Investment completion (Week 4–12): The qualifying investment is made. For real estate, this involves property searches, legal due diligence, notarial purchase deed, title registration with the Land Registry, and payment of the relevant transfer taxes (3.09% of purchase price for properties with building permits issued after January 2006).
4. Biometrics appointment (Month 2–3): The main applicant and all family members travel to Greece to submit biometric data at the relevant Regional Decentralised Administration office. An entry visa is not required for this visit if the applicant's nationality permits visa-free entry to Greece.
5. Application submission (Month 2–3): All documentation — investment proof, identity documents, criminal record certificates, health insurance, passport photographs — is submitted together with the application fee.
6. Permit issuance (Month 3–6): Upon approval, a five-year residence permit biometric card is issued to the main applicant and each family member. The card is renewable for successive five-year periods provided the investment is maintained.

Government fees: The main applicant pays a fee of €2,000 for a five-year permit; each dependent family member pays €150. A separate €500 processing fee applies to the application itself. These are government charges and do not include professional advisory fees.

Can You Live in Greece Permanently? Understanding the Pathway

This is the question at the heart of many investors' decision-making, and it deserves a precise, layered answer.

Short-term: Golden Visa Residency (Years 1–7)

From day one of holding your golden visa, you have the right to live, work, and study in Greece. There is no obligation to reside there — you may visit as frequently or infrequently as you choose, provided your investment remains in place. Many clients use Greece as a Mediterranean base, spending summers or extended holidays there whilst maintaining business bases elsewhere.

Medium-term: Permanent Residency (After 7 Years)

Greek law allows golden visa holders who have been legally resident in Greece for a continuous period of seven years — with actual physical presence for at least 183 days per year — to apply for permanent residency. Permanent residency confers an indefinite right of abode in Greece independent of the investment, meaning you could sell the qualifying property and retain your residency status.

It is important to note the distinction here: the golden visa itself does not require physical presence for renewal. However, transitioning to permanent residency does require demonstrable and substantive time spent in Greece. Clients who plan to eventually settle permanently should therefore consider their travel patterns from the outset.

Long-term: Greek Citizenship (After 10 Years)

After ten years of legal and substantive residency, investors may apply for naturalisation as Greek citizens. Greek citizenship is one of the most valuable in the world, offering:

• Unrestricted right to live, work, and study anywhere in the 27 EU member states.
• Visa-free or visa-on-arrival access to approximately 189 countries on the Greek passport.
• Full EU citizenship rights including freedom of movement, EU consular protection, and the right to vote in European Parliament elections.

The naturalisation process requires sufficient knowledge of the Greek language, history, and culture, assessed via a formal examination. Mirabello Consultancy can connect you with specialist language and integration support well in advance of this milestone.

To explore how Greece compares with faster routes to EU citizenship, see our overview of the best citizenship by investment programmes.

Family Inclusion: Who Can Join Your Greek Golden Visa?

One of the most compelling features of the Greek programme is its generous approach to family reunification. A single qualifying investment covers the following family members at no additional investment cost:

• Spouse or registered civil partner (including same-sex partners recognised under Greek law)
• Children of the main applicant or spouse who are under 21 years of age, or under 24 years of age if they are enrolled in full-time education and financially dependent on the main applicant
• Dependent parents of the main applicant
• Dependent parents of the spouse or civil partner

Each included family member receives their own individual biometric residence permit card, valid for the same five-year period as the main applicant's permit. All family members share the same rights as the principal investor: the right to reside in Greece, travel freely within the Schengen Area, and — subject to individual eligibility — work and study in Greece.

Children who reach the age limit whilst the permit is active may apply for independent renewal based on their own circumstances. We strongly recommend planning for this transition well in advance.

For investors with more complex family structures or multigenerational planning needs, our team can advise on the most appropriate structuring. Learn more about the Greek Golden Visa programme on our dedicated programme page.

Key Benefits of the Greek Golden Visa in 2026

Greece's residency-by-investment scheme offers a compelling combination of lifestyle, financial, and strategic advantages that continue to attract international investors in 2026:

• Schengen access: Visa-free movement across all 29 Schengen Area countries for you and your entire family.
• No minimum stay requirement: The permit renews without mandatory physical presence, preserving maximum flexibility.
• Competitive entry investment: With qualifying routes from €250,000, Greece remains among the most value-driven golden visa options in Europe.
• Strong real estate market: Greek property values in key locations have appreciated significantly over recent years, making the qualifying investment commercially attractive as well as strategically valuable.
• EU pathway: Greece is a full EU member state, offering a credible route to EU citizenship over time.
• Favourable tax environment: Greece offers a non-domicile tax regime for new tax residents, capping annual tax liability on foreign-source income at a flat fee of €100,000 for qualifying individuals — highly advantageous for those who choose to relocate more substantively.
• Quality of life: World-class Mediterranean climate, cuisine, healthcare, and education infrastructure make Greece genuinely attractive as a second home or permanent residence.
• Business-friendly: Greek residency allows the holder to establish and operate a business in Greece and across the EU single market.

Frequently Asked Questions: Greek Golden Visa and Permanent Residency