# Greece Golden Visa The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. - **€250,000** From - **3-9 months** Processing - **Schengen Area** Mobility - **None** Min. stay ## What is the Greece Golden Visa programme, in short? The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement. ### Evidence - 01 Family inclusion [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 - 02 Government fees [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 - 03 Minimum investment [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 - 04 Path to citizenship [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 - 05 Processing time [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 - 06 Tax position [migration.gov.gr](https://migration.gov.gr/en/golden-visa/) Official 2026-09-28 ## What is the Greece Golden Visa programme? Greece Golden Visa grants a residence permit in exchange for a qualifying investment from €250,000. The programme is run by the government, which decides every application; Mirabello Consultancy prepares and coordinates your side of the application. A Mirabello specialist then confirms the right route and the full cost for your family. The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement. - EU residency via real estate - No minimum stay The **Greece Golden Visa** grants renewable European Union residency to non-EU investors and their families, with visa-free short stays across the 29-country Schengen Area and no minimum-stay requirement. It is one of Europe's most flexible residency-by-investment routes: a single qualifying investment covers the whole family, and the permit is maintained without living in Greece. The outcome is a **residence permit**, not a passport; Greek naturalisation is a separate process that requires seven years of actual, legal residence in Greece, a language exam and demonstrated integration; holding the permit without living in Greece does not count towards it. Since the September 2024 reform, the real-estate route is **tiered by zone**. In high-demand areas, the minimum is **€800,000**, across the rest of Greece it is **€400,000**, and a reduced **€250,000** tier applies only to completed commercial-to-residential conversions or the restoration of listed buildings. A separate **€250,000** route supports investment in a startup registered with the Elevate Greece national startup registry. The legal basis for the tiers is **Law 5100/2024 (Article 64)**, and the startup residence permit is confirmed in the Migration Code as amended by **Law 5275/2026**; the Ministry of Migration and Asylum's own documentation also cites Law 4251/2014 as amended. ### Definitions and constraints - **Single-property rule:** the qualifying real-estate investment must generally be made in a single property. - **Minimum size:** on the €800,000 and €400,000 tiers the property must have at least **120 m²** of main living area; the €250,000 conversion tier has no size minimum. - **€250,000 special case:** a commercial-to-residential conversion counts only if the change of use was completed after 5 April 2024 and before the application is filed; a listed building must be restored by the first renewal of the permit. - **Short-term rental:** a property used for the Golden Visa, at every investment tier, may not be let short-term through sharing-economy platforms such as Airbnb or Booking.com, nor sublet; a breach leads to revocation of the residence permit and a fine of **€50,000**. Long-term letting is permitted. - **Zones:** the €800,000 tier applies to Zone A: the Attica Region (including Athens and Piraeus), the Thessaloniki Regional Unit, Mykonos, Santorini and every island with more than 3,100 inhabitants. Greece sits mid-table on the [Mirabello Investment Migration Index](https://www.mirabelloconsultancy.com/mirabello-investment-migration-index), strong on family terms and mobility, with cost pushed up by the zone tiers. Investors weighing Europe often compare it with the [Portugal Golden Residence Permit](https://www.mirabelloconsultancy.com/immigration/portugal-golden-residence-permit) and the [Malta Permanent Residence Programme](https://www.mirabelloconsultancy.com/immigration/residency-by-investment-in-malta). Every figure on this page is provenance-tracked; time-sensitive thresholds are confirmed against the [Hellenic Ministry of Migration and Asylum](https://migration.gov.gr/en/golden-visa/) and the [Government Gazette (National Printing House)](https://et.gr/). This is information, not advice; a [Mirabello specialist](https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation) confirms the precise route for your nationality, family and tax position. Real estate is a qualifying route for this programme, with its own rules on minimums and resale. Read our guide: [Greece Golden Visa real estate: what qualifies and where](https://www.mirabelloconsultancy.com/real-estate-countries/greece) ## How do you qualify for Greece Golden Visa? The Greece Golden Visa programme offers 4 approved investment routes, each independently verified by the Mirabello data team against official government sources. Minimum required investment starts from €250,000. A Mirabello specialist will confirm which route best matches your nationality, family composition, budget and preferred timeline. | Route | From | Type | | --- | --- | --- | | Real Estate, Zone A (High-Demand Areas) | **€800,000** | real estate | | Real Estate, Zone B (Other Regions) | **€400,000** | real estate | | Commercial-to-Residential Conversion / Heritage Restoration | **€250,000** | real estate | | Startup Investment (Active, Law 5275/2026, effective February 6, 2026) | **€250,000** | business | ## How does Greece Golden Visa rank among all programmes? Greece Golden Visa is scored by the Mirabello Investment Migration Index across seven dimensions: investment cost, visa-free mobility, processing speed, path to citizenship, regulatory stability, family inclusion and tax treatment. A higher composite score signals a more competitive, accessible and well-regulated programme. #### Greece Golden Visa Scored on cost, mobility, speed, path, stability, family and tax. **Our read:** The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement. Regulatory status: not listed on FATF, EU tax, US OFAC, or OECD CRS-risk lists. Strategic perspective, advisory only; figures provenance-tracked, unconfirmed items flagged for verification. ## How does Greece Golden Visa compare to alternatives? The table below compares Greece Golden Visa against its closest alternatives, scored on the Mirabello Investment Migration Index across cost, visa-free mobility, processing speed, regulatory stability and path to citizenship. All investment figures and processing times are sourced from official government data and independently verified by the Mirabello data team. | Programme | From | Timeline | Min. stay | Mobility | Outcome | | --- | --- | --- | --- | --- | --- | | 🇬🇷 Greece Golden Visa | **€250,000** | 3-9 months | None | Schengen Area | Residence permit | | 🇨🇾 [Cyprus Permanent Residency](https://www.mirabelloconsultancy.com/immigration/cyprus-permanent-residency-by-investment) | **€300,000** | About 2 months | One visit every 2 years | EU member state | Residence permit | | 🇲🇹 [Malta Global Residence Programme (GRP)](https://www.mirabelloconsultancy.com/immigration/malta-global-residency-programme) | **€220,000** | 3-6 months | None | Visa-free travel within Schengen Area | Residence permit | | 🇲🇹 [Malta Permanent Residence (MPRP)](https://www.mirabelloconsultancy.com/immigration/residency-by-investment-in-malta) | **€99,000** | No official figure | None | Visa-free travel within Schengen Area | Residence permit | ## What are the most common questions about Greece Golden Visa? The questions below cover Greece Golden Visa investment costs, processing timelines, eligibility and family inclusion, minimum-stay requirements, the path to citizenship and tax obligations. All figures are provenance-tracked against official sources; where a threshold is time-sensitive, the verified date is shown alongside the answer. Figures verified against official sources, provenance-tracked, information, not advice · Last updated 2026-10-17 ### How much do I need to invest in the Greece Golden Visa? The real-estate route is tiered by location: EUR 800,000 in Zone A (the Attica Region including Athens and Piraeus, the Thessaloniki Regional Unit, Mykonos, Santorini and islands with more than 3,100 inhabitants) and EUR 400,000 across the rest of Greece, in each case for one property of at least 120 m² of main living area, and a reduced EUR 250,000 for completed commercial-to-residential conversions or listed buildings acquired for restoration. A separate EUR 250,000 route, confirmed under Law 5275/2026, covers investment in a startup registered with Elevate Greece. Figures are checked against the Government Gazette. ### Has the Greece Golden Visa changed for 2026? Yes. Law 5275/2026, in force since 6 February 2026, confirmed a separate EUR 250,000 route for investment in a startup registered with Elevate Greece. It builds on the September 2024 reform, which replaced the earlier, lower thresholds with a zone-based scale of EUR 800,000, EUR 400,000 and a reduced EUR 250,000 for conversions or listed buildings. Short-term rental of a Golden Visa property is prohibited, with a EUR 50,000 fine and revocation of the permit for a breach. The programme remains open. ### Is there a minimum stay requirement? No. The Greece Golden Visa has no minimum-stay requirement. You visit once to provide biometrics, and the permit renews without any physical-presence obligation, which is why it suits investors who want European residency without relocating. ### Who can apply for the Greece Golden Visa? Non-EU nationals. Citizens of the European Union, the European Economic Area and Switzerland already have the right to live in Greece and do not use the programme. Applications from Russian and Belarusian citizens and their family members are currently suspended. ### Do I have to keep the property, and for how long? There is no fixed holding period. The permit runs for five years and renews for as long as you still own the property. If you sell to another non-EU buyer, the buyer can apply and your permit ends; to change property, buy and register the new one before you sell the old one. ### Does the investment cover my family? Yes. One qualifying investment covers the whole family: your spouse, unmarried children up to 21 (renewable to 24 if they are students), and the parents of both spouses with no upper age limit. The investment amount does not increase with family size; a government fee of EUR 2,000 applies to the main applicant plus EUR 150 per dependent aged 18 or over. ### How long does the Greece Golden Visa take? In our practice, allow 3 to 9 months from the start of the property search to the residence permit. Once the file is complete, the law sets two months for the permit to be issued (Article 100 of Law 5038/2023); the rest depends on document readiness, the property transaction and the caseload at the Ministry of Migration and Asylum. A Mirabello specialist can give you a current estimate for your case before you commit. ### Does the Greece Golden Visa lead to citizenship? Not directly. The Greece Golden Visa is a residence permit, not a route to a passport. Greek naturalisation is a separate process that requires seven years of actual, legal residence in Greece, spending most of each year in the country, plus a language exam and demonstrated integration. Holding the permit without living in Greece does not count towards it. ### What tax will I pay in Greece? Income tax applies only if you become a Greek tax resident, generally by spending 183 or more days a year in Greece or having your centre of vital interests there; resident income is taxed progressively from 9% to 44%. The 15% capital gains tax on property sales by individuals is suspended until 31 December 2026, and constructors may opt to sell new-build property without 24% VAT until the same date. Tax planning is individual; seek independent advice. ### Can I rent out the property? Long-term letting is permitted. Short-term rental through platforms such as Airbnb or Booking.com, and subletting, are prohibited on every property used for a Golden Visa, whatever the investment tier, and a breach leads to revocation of the residence permit and a EUR 50,000 fine. Confirm the rules for your specific property before purchase. ## Still have a question? Ask Mira, our AI guide for immigration and relocation. Mira answers questions on costs, timing, family members and alternatives from the same verified data as this page, in your language, and a Mirabello specialist confirms any specific case before you commit. - [Greece Golden Visa: what would it cost for my family?](https://www.mirabelloconsultancy.com/immigration-ai?q=Greece%20Golden%20Visa%3A%20what%20would%20it%20cost%20for%20my%20family%3F&utm_source=ask_mira_band&utm_medium=programme_page&utm_content=cost) - [Greece Golden Visa: how long would it take for my nationality?](https://www.mirabelloconsultancy.com/immigration-ai?q=Greece%20Golden%20Visa%3A%20how%20long%20would%20it%20take%20for%20my%20nationality%3F&utm_source=ask_mira_band&utm_medium=programme_page&utm_content=time) - [Greece Golden Visa: is it the right fit for me, and what are the alternatives?](https://www.mirabelloconsultancy.com/immigration-ai?q=Greece%20Golden%20Visa%3A%20is%20it%20the%20right%20fit%20for%20me%2C%20and%20what%20are%20the%20alternatives%3F&utm_source=ask_mira_band&utm_medium=programme_page&utm_content=fit) AI-generated general information, not legal or tax advice. ## How does Greece succession law affect your estate? A residence permit in Greece does not change your nationality and adds no law you can elect under EU Regulation 650/2012 (Article 22). If you come to live in Greece, the law of Greece may govern your estate by default under Article 21, unless you elect the law of a nationality you already hold. The permit changes no tax position. The law of Greece has forced heirship: part of the estate is reserved for close family and cannot be left freely by will. [See the Greece position in our succession matrix](https://www.mirabelloconsultancy.com/which-law-governs-your-estate#j-GR), or read [which law governs your estate](https://www.mirabelloconsultancy.com/which-law-governs-your-estate). General information, not legal advice. ### Official references The primary official sources the Greece Golden Visa figures on this page are verified against. Where a mandatory fee is not in a published schedule, it is marked as disclosed by Mirabello from case experience. - [migration.gov.gr/en/golden-visa](https://migration.gov.gr/en/golden-visa/) - [www.et.gr](https://www.et.gr/) High approval rate across 2,100+ cases, IMC member, ACAMS-certified leadership ## Is Greece Golden Visa *right for you?* Book a confidential, no-obligation consultation with a Mirabello investment migration specialist, in your own language. We will confirm which programme fits your profile, your budget and your timeline, and outline the precise path to your second citizenship or residence permit, at no cost and with no commitment. --- Source: Mirabello Consultancy, verified 2026-10-17, https://www.mirabelloconsultancy.com/immigration/greece-golden-visa-by-investment Free consultation: https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation Machine-readable data: Mirabello MCP https://mcp.mirabelloconsultancy.com/v1/programmes/greece-gv