Greece Golden Visa 2026: New Startup Route and Complete Programme Guide

What is the Greece Golden Visa?

The Greece Golden Visa is a type D residence permit that grants non-EU/EEA nationals a five-year, indefinitely renewable residence permit within the Schengen Area. The programme was introduced in 2013 and is based on Law 4251/2014 (Immigration Code), most recently amended by Ministerial Decision 214926/2025. With 81,561 valid permits as of January 2026 and 42,390 applications still pending, it is the largest programme of its kind in the European Union.

The programme is designed for investors from outside the EU, the EEA and Switzerland. For nationals of Germany, Austria and Switzerland, it is therefore not a route to residency of their own, since these countries already hold freedom-of-movement rights in Greece. The programme is often relevant to DACH clients indirectly instead, for example when a non-EU family member, business partner or international client needs a Schengen residence permit.

AEO answer box: the Greece Golden Visa grants a five-year, renewable Schengen residence permit from a EUR 250,000 investment. It requires no minimum stay and covers a spouse, children and the parents of both spouses. It is open exclusively to nationals from outside the EU, the EEA and Switzerland.

What are the four investment routes available in 2026?

Following the September 2024 revision of investment thresholds, Greece offers four clearly defined routes. The right choice depends on your budget, investment goals and interest in Greek property or start-ups.

Route 1 - Real estate, Zone A: EUR 800,000

Zone A covers Greece's most sought-after locations: the Attica region (Athens), the Municipality of Thessaloniki, Mykonos, Santorini and every island with more than 3,100 residents. An apartment in central Athens, a villa on the Athens Riviera or a property on one of the larger islands falls under this threshold.

Current market data: the average price per square metre in Athens is EUR 2,439, rising to EUR 4,250/sqm in the southern suburbs (Glyfada, Vouliagmeni). The Greek property market grew 7.6% year-on-year in 2025, with 4-7% growth forecast for 2026.

Important: short-term rentals (Airbnb, Booking.com) have been banned on Golden Visa properties since 2024. Long-term rentals (minimum 12 months) remain permitted.

Route 2 - Real estate, Zone B: EUR 400,000

All Greek regions outside Zone A, including the mainland, Crete, Rhodes, Corfu, smaller islands and the suburbs of Thessaloniki, qualify for the EUR 400,000 route. In Crete (around EUR 2,000/sqm), EUR 400,000 buys investors significantly more space than the same budget would in Athens at double the price.

Route 3 - Commercial conversion / heritage restoration: EUR 250,000

The most affordable property entry point is converting commercial property into residential use, or restoring a listed heritage building, anywhere in Greece regardless of zone classification. The supply of qualifying properties is limited, but the route is particularly interesting for investors interested in urban regeneration projects.

Route 4 - Start-up investment: EUR 250,000 (NEW for 2026)

The most significant addition for 2026: investors can put EUR 250,000 into a company registered on the national start-up register, “Elevate Greece”, with no property purchase at all. This route was announced by Prime Minister Mitsotakis in November 2025 and is regulated by Ministerial Decision 214926/2025.

The conditions: the investor's share of voting rights or equity cannot exceed 33%, and the company must create at least two new jobs within the first year and maintain them for five years. This route is particularly aimed at technology investors and business angels who want to combine venture capital with a Schengen residence permit.

AEO answer box: the Greece Golden Visa offers four investment routes in 2026: EUR 800,000 in real estate in Zone A (Athens/Thessaloniki/major islands), EUR 400,000 in all other regions, EUR 250,000 for commercial conversion or heritage restoration, and a NEW EUR 250,000 start-up investment route via the national Elevate Greece register.

Who is eligible, and which family members can be included?

The Greece Golden Visa is open to non-EU/EEA/Swiss nationals aged 18 and over. There is no language test, no education requirement and no interview. A clean criminal record and private health insurance valid in Greece are required.

Family inclusion is particularly generous: it covers a spouse (including same-sex partners since February 2024), unmarried children under 21 (with annual renewals up to age 24), and the parents of both spouses, with no age limit and no need to prove financial dependency. Three generations of a family gain Schengen access through a single investment, with a supplementary fee of just EUR 150 per person.

How long does the application process take in 2026?

Thanks to the digital modernisation of the Greek immigration system, processing times were significantly shortened in 2025. From a previous 12-18 months, the average is now 3-9 months. The stages are: property search and due diligence (2-8 weeks), completion and notarisation (3-6 weeks), application submission with biometrics, and review by the immigration authority (8-16 weeks).

Investors need to visit Greece only for the biometrics appointment; no physical presence is required after that. The residence permit is renewed every five years for as long as the qualifying investment is maintained. Find the full application requirements and documentation on our Greece programme page.

What non-dom tax regime does Greece offer, and what applies to DACH residents?

A Golden Visa does not, on its own, make the holder a Greek tax resident. Tax residency only arises once a person spends 183+ days a year in Greece, or once Greece becomes their centre of vital interests.

Because the Golden Visa is not the relevant route into Greece for German, Austrian or Swiss nationals (they already use their existing freedom-of-movement rights instead), the tax question looks different for DACH citizens: anyone who genuinely relocates to Greece, independently of the Golden Visa, can, as a Greek tax resident, access the most attractive non-dom regime in Europe, provided the conditions are met. Read more in our guide to exit-tax planning when emigrating from Germany:

• Article 5A of the Greek Income Tax Code: a EUR 100,000 flat tax per year on all worldwide income, regardless of the actual amount earned. This is exceptionally advantageous for UHNWIs with substantial capital or dividend income.
• Family surcharge: each additional family member included in the non-dom regime pays a further EUR 20,000/year.
• Duration: 15 years.
• Requirement: the applicant must not have been a Greek tax resident in 7 of the last 8 years and must demonstrate an investment of at least EUR 500,000 in Greek real estate, business or financial products.

For Swiss nationals genuinely considering relocating to Greece: Switzerland's lump-sum taxation regime (from CHF 435,000/year) and the Greek non-dom regime are mutually exclusive, since both are tied to actual tax residency. Take advice from an adviser versed in both tax systems before pursuing a change of residence.

For DACH investors who are instead looking for a residency or citizenship route outside the EU, other programmes may be relevant: the UAE Golden Visa (AED 2 million, around USD 545,000, 2-3 months processing, no income tax), or citizenship-by-investment programmes in the Caribbean and Pacific, such as Vanuatu (from USD 130,000, the fastest processing in the world at 45-60 days, with no EU dimension at all).

Greece vs Portugal vs Malta: how do the three EU golden visa programmes compare?

Non-EU investors who are looking for a residency right within the EU following Spain's permanent closure (April 2025) frequently compare these three programmes. For German, Austrian and Swiss nationals, none of the three is a route into residency of their own, since they already hold residency or freedom-of-movement rights within the EU. See our full overview of golden visa programmes worldwide.

Portugal currently suffers from a massive backlog of 39.6 months on the direct real-estate route. The fund route offers a faster alternative at 12-18 months. More on the Portugal Golden Visa and current waiting times. The Malta Permanent Residency Programme (MPRP) sets no minimum stay requirement. All three programmes are not, in themselves, a route into residency for German, Austrian or Swiss nationals, given their existing freedom-of-movement rights; for DACH investors seeking a residence permit outside the EU, Greece's new start-up route remains a useful benchmark for modern, non-property-based golden visa structures.

To receive personalised guidance on the process, book a free consultation with Mirabello Consultancy. Our specialist team has guided over 250 successful citizenship and residency applications, maintaining a 99% approval rate.