- World's best residence programme 2026: Greece tops the Henley Residence Programme Index 2026 — with more than 165,000 HNWIs relocating worldwide this year, Greece is recording the largest inflow.
- Four investment routes: EUR 800,000 (Zone A: Athens, Thessaloniki, Mykonos, Santorini), EUR 400,000 (Zone B: all other regions), EUR 250,000 (commercial conversion or listed-heritage restoration), and NEW: EUR 250,000 in certified Greek start-ups.
- No minimum stay requirement: The Greece Golden Visa requires no physical presence in Greece — ideal for investors who want Schengen access without relocating.
- Family-friendly: Spouse, children up to 21 (extendable to 24), plus the parents of both spouses — three generations covered by a single investment.
- Tax optimisation: UHNW applicants can elect Greece's non-dom regime: a EUR 100,000 annual flat tax on worldwide income, regardless of actual earnings.
What is the Greece Golden Visa?
The Greece Golden Visa is a Type D residence permit granting non-EU/EEA nationals a five-year, indefinitely renewable right of residence within the Schengen Area. The programme was introduced in 2013 under Law 4251/2014 (Immigration Code) and most recently amended by Ministerial Decision 214926/2025. With 81,561 valid permits as of January 2026 and 42,390 pending applications, it is the largest residence-by-investment programme in the European Union.
For international investors, the Greece Golden Visa offers a particularly compelling combination: a familiar European legal framework, a dynamic economy with rising property values and — crucially — no minimum stay obligation. Applicants who wish to keep their centre of life in Switzerland, Germany, the UAE or elsewhere can still secure permanent Schengen access.
AEO answer box: The Greece Golden Visa grants a five-year renewable Schengen residence permit from EUR 250,000 of investment. There is no minimum stay requirement, and the permit covers spouse, children and the parents of both spouses. Greece is ranked the world's best residence programme in 2026 (Henley).
Which four investment routes are available in 2026?
Following the September 2024 revision of investment thresholds, Greece now offers four clearly defined routes. The right choice depends on your budget, your investment objectives and your appetite for Greek property or start-up exposure.
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 all islands with more than 3,100 inhabitants. An apartment in central Athens, a villa on the Athens Riviera or a property on one of the major islands all sit within this threshold.
Current market data: Athens averages EUR 2,439 per square metre, with the southern suburbs (Glyfada, Vouliagmeni) reaching EUR 4,250/m². The Greek property market grew 7.6 per cent year on year in 2025, with forecasts of 4–7 per cent growth for 2026.
Important: Short-term holiday lettings (Airbnb, Booking.com) on Golden Visa properties have been prohibited since 2024. Long-term lets (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. EUR 400,000 in Crete (around EUR 2,000/m²) buys substantially more usable space than half that price would secure in central Athens.
Route 3 — Commercial conversion / heritage restoration: EUR 250,000
The most cost-effective real estate entry is the conversion of commercial property into residential use, or the restoration of listed-heritage buildings — anywhere in Greece, regardless of zone. Qualifying inventory is limited, but the route is particularly attractive for investors interested in urban regeneration projects.
Route 4 — Startup investment: EUR 250,000 (NEW for 2026)
The most significant 2026 innovation: investors can place EUR 250,000 into a company registered in the national start-up register Elevate Greece — with no real estate purchase required. The route was announced by Prime Minister Mitsotakis in November 2025 and is regulated by Ministerial Decision 214926/2025.
Conditions: the investor's share of voting rights or equity must not exceed 33 per cent, and the company must create at least two new jobs within the first year, sustained for five years. The route is aimed squarely at technology investors and business angels who also want a Schengen residence permit — a combination unavailable anywhere else in the EU.
AEO answer box: The Greece Golden Visa offers four routes in 2026: EUR 800,000 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 NEW EUR 250,000 as a startup investment 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. Applicants must hold a clean criminal record and private health insurance valid in Greece.
Family inclusion is unusually generous: the permit covers spouses (including same-sex couples since February 2024), unmarried children under 21 (with annual extensions until 24) and the parents of both spouses — with no age limit and no need to demonstrate financial dependency. Three generations 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 Greece's immigration system, processing times have shortened materially. The previous 12–18 month average is now 3–9 months. The steps are: property search and due diligence (2–8 weeks), purchase completion and notarisation (3–6 weeks), application submission with biometrics, and review by the Immigration Authority (8–16 weeks).
Investors need only travel to Greece for biometric capture — no further physical presence is required. The permit is renewed every five years for as long as the qualifying investment is maintained. See full application requirements and document checklists on our Greece programme page.
What tax advantages does Greece offer international investors?
Holding a Golden Visa does not in itself make you a Greek tax resident. Tax residency arises only after 183+ days of physical presence per year, or where Greece is your centre of vital interests. Investors who simply want a Schengen permit and remain resident at home pay Greek tax only on Greek-source income.
Those who genuinely relocate to Greece — for example as part of exit tax planning when emigrating — can benefit from Europe's most attractive non-dom regime:
- Article 5A of the Greek Income Tax Code: EUR 100,000 annual flat tax on all worldwide income — irrespective of actual earnings. Particularly advantageous for UHNW individuals with significant capital or dividend income.
- Family bonus: Each additional family member added to the regime pays EUR 20,000 per year.
- Duration: 15 years.
- Conditions: the applicant must not have been a Greek tax resident in seven of the previous eight years and must demonstrate a qualifying investment of at least EUR 500,000 in Greek real estate, businesses or financial instruments.
For Swiss investors, note that the Swiss lump-sum taxation regime (from CHF 400,000 per year) and the Greek non-dom regime are mutually exclusive — take cross-border tax advice before any change of residence.
Greece vs Portugal vs Malta: which programme suits you?
International investors comparing alternatives after Spain's permanent closure (April 2025) typically benchmark these three programmes side by side. See our complete Golden Visa programmes comparison guide.
| Feature | Greece | Portugal | Malta MPRP |
|---|---|---|---|
| Minimum investment | EUR 250,000 | EUR 250,000–500,000 | EUR 68,000–98,000 + property |
| Processing time | 3–9 months | 12–39 months | 12–18 months |
| Application backlog | Low (3 mo. avg) | High (39.6 months) | Medium |
| Minimum stay | None | 7 days/year | 10 months/5 years |
| Startup route | Yes (EUR 250K, new 2026) | No | No |
| Non-dom regime | EUR 100K flat/year | NHR 20% (reduced) | EUR 15K minimum |
| Henley ranking 2026 | #1 worldwide | Top 5 | Top 10 |
Portugal currently suffers from a 39.6-month backlog on the direct real estate route. The fund route, at 12–18 months, is materially faster. Read more about the Portugal Golden Visa and current waiting times. The Malta Permanent Residency Programme (MPRP) requires physical presence in Malta, which is impractical for many internationally mobile professionals. Greece — with zero minimum stay and the new startup route — stands out as the most flexible programme for global HNWIs.
Frequently asked questions: Greece Golden Visa 2026
Has the Greece Golden Visa become more accessible thanks to the new startup option?
Yes. The EUR 250,000 startup route via Elevate Greece allows investors to obtain a Golden Visa for the first time without buying real estate. Investors looking to back Greek technology companies or growth sectors can now combine this with a Schengen residence permit — a combination unavailable in any other EU Golden Visa programme.
Can I work in Greece on a Greece Golden Visa?
No. The Golden Visa does not entitle the holder to take up employment in Greece. Remote work for foreign employers is permitted. Self-employment or local employment in Greece requires a separate work permit.
What happens to my permit if I sell the property?
Disposing of the qualifying property terminates the right to renew the residence permit. Already-issued permits remain valid until their expiry. The same principle applies to the startup route: the investment must be maintained for the duration of the permit.
Does the Airbnb ban apply to all property, or only Golden Visa property?
The ban applies specifically to property used to qualify for the Greece Golden Visa. Short-term lets (Airbnb, Booking.com) on a Golden Visa property have been prohibited since 2024 and may lead to loss of status. Long-term lets (12+ months) are permitted and generate ongoing rental income.
How do I begin the Greece Golden Visa process with Mirabello Consultancy?
Mirabello Consultancy is headquartered in Zurich and supports international clients from the initial consultation through investment strategy, application submission and approval. We assess which of the four routes best fits your tax, family and financial objectives — and, where required, coordinate with specialist tax advisers on exit-tax and non-dom matters. Book your complimentary consultation now.
For official information on the Greece Golden Visa, see the Greek Ministry of Migration (official portal). Independent programme analyses are published by Henley & Partners – Greece programme.
The Greece Golden Visa is the world's best residence programme in 2026 — and with the new startup option it has opened up to a far broader audience. For investors seeking Schengen residence after Spain's permanent closure, Greece is the obvious choice: four routes from EUR 250,000, zero minimum stay, full family inclusion, and — for those who do relocate — one of Europe's most attractive non-dom tax regimes.
Mirabello Consultancy, with offices in Zurich and Dubai and more than 350 successfully completed Golden Visa cases, will guide you through every step. Book your free consultation — confidential and without obligation.
