The Greek Golden Visa is reportedly an established residency-by-investment program in Greece, Europe. It has already attracted more than 31,000 investors and family members to the Greek economy since its introduction in 2013, bringing in over 2.6 billion.
Starting September 1st, 2024, however, the Greek government has introduced major changes to the program, making it a tiered location‑strategic investment tool that supports family planning, Schengen mobility, rental income, and long‑term residency pathways.
Global Estates is not just a brokerage; we are your strategic investment advisors, guiding clients through legal complexity and smart property selection with all the details on the Greek Golden Visa 2026.
What is the Greek Golden Visa?
The Greek Golden Visa is an investor permanent residence permit granted to non‑EU citizens who make a qualifying investment in Greek real estate. It offers:
- Residency in Greece for the investor and family
- Freedom to travel across the Schengen Area
- No minimum physical stay requirement
- Renewable 5‑year permits
The foundation of the program is set out under Greek immigration legislation and regulated by the Ministry of Migration and Asylum.
Greek Golden Visa Highlights
- Minimum Investment: From €250,000
- Processing Time: Approximately 3–5 months
- Minimum Stay Requirement: None
- Family Coverage: Up to three generations
- Schengen Access: Visa-free travel to 29 countries
The Greek Golden Visa allows investors to live in Greece, travel freely across Europe, and generate rental income from their property.
Why Greece Is a Strategic Residency Destination
Greece is more than a lifestyle destination; it is a strategic EU gateway.
- Member of the European Union, Eurozone, and Schengen Area
- One of Europe’s lowest costs of living.
- Mediterranean climate with over 300 days of sunshine
- Strong tourism sector contributing 20–25% of GDP
- Growing foreign direct investment in real estate
- Stable recovery supported by EU funding programs
Greece is very appealing to international investors with a very special mix of lifestyle, investment opportunity, and European mobility.
New Greek Golden Visa Law (Effective 1 September 2024)
From September 2024, Greece introduced a tiered investment structure to better regulate property demand and encourage regional investment.
€800,000 Investment Tier (High-Demand Areas)
Applies to:
- Attica (Athens region)
- Thessaloniki
- Mykonos
- Santorini
- Islands with populations over 3,100
€400,000 Investment Tier (Other Regions)
Applies to:
- The rest of mainland Greece
- Smaller islands and regional locations
€250,000 Investment Tier (Special Property Categories)
Applies only to:
- Conversion of commercial properties to residential use
- Restoration of listed or heritage buildings
Important Requirement:
For €400,000 and €800,000 investments, the property must be a single unit of at least 120 square meters.
Who Is Eligible for the Greek Golden Visa?
To qualify for the Greek Golden Visa Law 5100/2024, applicants must:
- Be a non-EU/non-EEA citizen
- Be at least 14 years old
- Have valid medical insurance
- Purchase a qualifying property above the minimum investment threshold
As of recent updates, physical presence in Greece is not required to initiate the application.
Family Members Included in One Application
The Greek Golden Visa allows three generations to apply together:
- Main applicant
- Legally married spouse
- Children under 21 years old (with possible extensions up to 24)
- Parents of both the applicant and the spouse
All eligible family members receive residency permits under the same investment.
Greek Golden Visa Application Process
The application follows four structured steps:
1. Preparation & Property Selection
- Select a qualifying property
- Sign the reservation agreement
- Appoint legal representation
2. Payment
- Complete property payment
- Sign Power of Attorney
3. Transfer & Application
- Lawyer completes property transfer
- Apostille and document preparation
- Immigration application submission
4. Fingerprinting & Residence Card
- Travel to Greece for biometrics
- Receive a permanent residence card
Taxation and Residency Considerations
- Investors pay tax only on income generated in Greece
- Greece has double taxation treaties with many countries
- Spending more than 183 days per year in Greece may establish tax residency.
- Tax residency is required for citizenship eligibility
Citizenship Pathway
The Greek Golden Visa does not grant direct citizenship.
However:
- Investors may apply for Greek citizenship after 7 years of legal residence
- Applicants must demonstrate physical presence
- A Greek language and culture test is required
Can You Rent Out the Property?
Yes. Golden Visa property owners are legally allowed to rent their property to third parties and earn rental income.
Remote Application Option
Since December 2020, applicants can apply remotely using a power of attorney, without travelling to Greece during the initial stages.
FAQs
Who is considered a family member?
According to the country’s law, family members of foreign investors entering Greece are:
- Spouses
- Direct descendants under the age of 21
- Direct relatives of the spouses in the ascending line
Can a minor become the main applicant?
Yes, minors over 14 years old can be the main applicants, but each case must be checked and confirmed with local authorities.
Are unmarried partners entitled to a residence permit?
Family members do not include unmarried partners.
Can a non-EU investor travel to other EU countries with the Greek permit?
Yes. The permanent residency permit offers freedom of movement within the Schengen Area.
Can the Greek Golden Visa be considered a work permit?
No. The permit does not provide access to employment in Greece.
Does Greek permanent residency give the right to citizenship?
It does not grant direct citizenship, but it qualifies the holder to apply after meeting residency requirements.
Is it possible to get Greek citizenship by investment?
Citizenship cannot be obtained directly by investment. Residency holders may apply after seven years.
Does the investment amount include VAT?
The investment amount refers to the price on the contract and is net of VAT.
Can multiple properties be purchased?
No. The investment must be made in a single property.
Can a mortgage be used?
Applicants are not allowed to take a mortgage for Golden Visa property purchases.
Can joint buyers qualify?
Yes, provided each investor meets the minimum investment requirement.
Can the property be rented?
Yes, investors may rent their property.
Can UK citizens apply after Brexit?
Yes. UK citizens are eligible post-Brexit.
Can Americans apply?
Yes. US citizens are eligible as non-EU nationals.
Do I need to live in Greece?
No residency is required to maintain the permit. Seven years of residence are required for citizenship.
How Global Estates® Can Help
Global Estates® connects investors with experienced, locally licensed Greek immigration lawyers who specialise in the Golden Visa programme for non-EU nationals. These professionals handle the legal and residency application process directly in Greece, while we support clients throughout the journey by coordinating property selection, documentation, and communication to ensure a smooth and compliant experience.
Final Thoughts
The Greek Golden Visa is currently among the most attractive residencies in Europe, yet the post-2024 shifts establish proper planning as the most valuable element of it ever. The location of investment, the type of property, and long-term goals are now decisive.
Having an experienced advisor can help ensure your investment makes sense, so call +4473 8888 1330 to discuss both compliance with the law and long-term value.
