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2026 Edition · Permanent Residency by Investment
Greece Golden Visa
Permanent EU residency for you and your family from €250,000, with zero minimum stay. Travel freely across all 29 Schengen countries, keep your life where it is today, and hold a residence status that renews for as long as your investment stands.
€250K
Minimum qualifying real estate investment
0 days
Minimum stay required to keep your residency
60 days
Permanent residency granted in as little as
29
Schengen countries with visa free travel
Section One
Why Greece is the king of EU residency
Every European golden visa asks for capital. Only Greece answers with permanent residency from day one, no relocation, and an entry threshold that remains the lowest of any major real estate route in Europe.
Permanent From Day One
You receive permanent residency, not a temporary permit you must requalify for. The card itself renews every five years, and your status stands for as long as you keep the investment. Approval can arrive in as little as 60 days.
Zero Minimum Stay
You are never required to live in Greece, or even visit after your biometrics appointment. Keep your business, career, and family life exactly where they are while your EU residency stands ready whenever you need it.
The Whole Family Included
One application covers your spouse, children under 21, your parents, and your parents in law, with no dependency conditions for the older generation. Few programmes anywhere extend this far up and down the family tree.
Section Two
What the Greece Golden Visa actually is
The Greece Golden Visa is a residency by investment programme launched in 2013. It grants a five year permanent residence permit to citizens of countries outside the EU who make a qualifying investment in Greece, most commonly in real estate. Since launch, the programme has issued close to 50,000 residence permits and attracted more than €4 billion in foreign direct investment, with 2024 setting a record of over 9,400 applications.
Recent reforms raised the standard property thresholds to €400,000 in most of the country and €800,000 in Athens, Thessaloniki, and the larger islands. What most investors miss is that a fully compliant €250,000 entry still exists: commercial to residential conversion projects and restorations of listed buildings qualify at €250,000 anywhere in Greece, regardless of location or size.
Residency is granted quickly, in as little as 60 days in straightforward cases, and there is no requirement to relocate, spend time in the country, or demonstrate ties to Greece. The permit remains valid for as long as the investment is maintained, and after seven years of actual residence in Greece you may apply for citizenship. Official programme rules are published by the Greek Ministry of Migration and Asylum.
Minimum investment
€250,000
Approval time
From 60 days
Minimum stay
0 days
Schengen travel
29 countries
Family scope
3 generations
Permits issued
~50,000
Rental income tax
15% first band
Citizenship path
7 years
Section Three
Every qualifying route, in plain language
The law recognises several paths into the programme. Real estate remains the most popular by far, and within it, one route keeps the entry at €250,000 no matter where in Greece you buy.
Most popular entry
€250,000 · Conversion & Listed Real Estate
- Commercial properties converted to residential use
- Restoration of listed and preserved buildings
- Valid anywhere in Greece, any size of property
- Developer handles the works, not the investor
- Limited supply of approved projects, sells out early
Standard real estate
€400,000 to €800,000
- €400,000 for a single property of at least 120 sqm in most regions
- €800,000 in Athens, Thessaloniki, and islands over 3,100 residents
- €400,000 to €800,000 for ten year hotel or tourist residence leases
- Installment plans often available from developers
Financial routes
€350,000 to €800,000
- €350,000 in funds investing exclusively in Greek assets
- €500,000 in Greek fixed term deposits or government bonds
- €500,000 into Greek real estate investment companies
- €800,000 in securities traded on regulated Greek markets
Entrepreneur route
€250,000 · Greek Startups
- Investment in a startup registered with Elevate Greece
- Must create and maintain two jobs for five years
- Maximum 33% of equity or voting rights
- Suited to investors who want exposure to Greek innovation
Section Four
Inside the €250K conversion route
Most of my Greece clients qualify through the minimum €250,000 conversion route. These are commercial buildings, offices, warehouses, or listed properties, redeveloped into modern apartments. The developer carries out the works; your purchase must simply be in a project holding the approved change of use permits that make it golden visa eligible.
Because approved conversion projects are scarce and demand is global, the best units sell early, usually off plan. Before you commit anywhere, it is worth reading my article on how to avoid overpaying for a €250K property. Several current projects also pay rental returns upfront, which can bring your effective entry capital close to €200,000 once the guaranteed rent is credited back at completion.
I maintain a live catalogue of vetted conversion projects across Athens, Piraeus, and beyond, with pricing, rental guarantees, and completion dates. You can explore it and rank what matters most to you with my free property MatchMaker, and compare districts with my guide to the best Athens neighborhoods for property buyers.
Section Five
A negotiated offer that lowers the real cost of entry
Acquisition costs in Greece normally add around 6% on top of the purchase price: transfer tax, notary, land registry, and due diligence. On a selected Athens conversion project, I have negotiated a package directly with the developer that waives those costs entirely and pays five years of rental income upfront.
The result is the lowest effective entry in the market today. The offer applies to a limited number of units and is withdrawn once they are sold, so if the numbers below matter to you, the conversation should happen sooner rather than later.
Ask About This OfferThe Offer Stack
Limited units · Athens conversion project
Property investment€250,000
Transfer tax (3.09%)€7,725FREE
Notary (1.70%)€4,250FREE
Land registry (0.8%)€2,000FREE
Engineer due diligence€300FREE
Health insurance, 4 applicants€600FREE
Government application fees€2,016
Rental income paid upfront−€37,500
Effective entry€214,516 NET
Compared with a regular all in cost of approximately €266,891. Offer negotiated directly with the developer, subject to availability and final contract terms.
Section Six
From property selection to residency card
The process is remarkably light on your time. With a power of attorney, almost everything can be handled remotely; one visit to Greece for biometrics is the only appearance most investors ever make.
1
Select the property
Choose your project remotely or visit in person. A 10% deposit and reservation agreement secures the unit.
2
Power of attorney
Sign a POA in Greece or at a Greek consulate abroad. Your lawyer obtains your tax number and opens a bank account.
3
Complete the purchase
Full payment within about two months and the final contract within about three, handled by your legal team.
4
Apply and receive the White Paper
Your application is filed and you receive a temporary certificate that lets you enter and stay while it processes.
5
Biometrics and card
Attend one biometrics appointment. The permanent residency card is issued in one to four months and renews every five years.
Section Seven
Family rules and the fine print
Strong programmes survive scrutiny of the details. These are the conditions that matter once you hold the permit.
Three generations, one application
Spouse or civil partner, single children under 21, your parents, and your parents in law are all included, with no dependency conditions for parents.
Children between 21 and 24
At renewal, children over 21 can switch to an independent three year permit valid to age 24. After that they need their own route, which we plan for in advance.
Business yes, employment no
Golden visa holders may own companies, sit on boards, and work as self employed, but cannot take salaried employment in Greece.
No short term rentals
Golden visa properties cannot be listed on platforms such as Airbnb. Long term leases of one year or more are permitted and can produce solid yields.
Simple remote renewals
The card renews every five years, remotely, through your legal representative. Fees are €2,000 for the main applicant and €150 per dependent over 13.
Health insurance required
Valid health cover for every applicant is mandatory throughout. It is inexpensive in Greece and we arrange it as part of the application file.
Section Eight
Residency is not tax residency
15%
on rental income up to €12,000 a year, the band most golden visa investors fall into
Holding a Greece Golden Visa does not make you a Greek tax resident. Tax residency only follows if you spend 183 days or more per year in Greece, or move your centre of vital interests there. Investors who stay non resident are taxed in Greece only on Greek source income, never on worldwide income.
For most investors that means rental income from the property, taxed at 15% up to €12,000, then progressively at 25%, 35%, and 45% in higher bands, plus a modest annual property tax that depends on the asset. I unpack the 183 day rule and real world scenarios in my Greece Golden Visa taxation article.
If you do plan to relocate, Greece offers one of Europe’s most attractive regimes: investors bringing €500,000 or more who become tax resident can elect Non Dom status, a flat €100,000 annual tax on all foreign income, regardless of amount. Always confirm your position with a qualified tax adviser; this page is general information, not tax advice.
Section Nine
The long game: a top three passport
If you ever decide to make Greece home, seven years of physical residence as a tax resident, plus a B1 Greek language certificate, opens the door to citizenship. The Greek passport ranks among the world’s top three, with visa free access to more than 185 countries and full rights to live and work across the EU. Greece accepts dual citizenship, so your original nationality stays with you. Still weighing your options? Read my Italy Golden Visa vs Greece Golden Visa comparison.
Book Now
Book a free strategy call
Bring your questions, your budget, and your timeline. I will tell you honestly whether Greece is your best route, which projects currently qualify at €250,000, and exactly what your all in numbers would look like. Start with the short application below.
Prefer to read first? Download the free Greece Golden Visa guide and come to the call prepared.
Questions
Frequently asked questions
Is the €250,000 Greece Golden Visa still available in 2026?
Yes. While standard property thresholds rose to €400,000 and €800,000 depending on location, commercial to residential conversion projects and restorations of listed buildings still qualify at €250,000 anywhere in Greece. Supply of approved projects is limited, which is why the best units sell off plan.
Do I need to live in Greece to keep my residency?
No. There is no minimum stay requirement at all. After your biometrics appointment you are not required to return to Greece, and your permanent residency remains valid for as long as the investment is maintained, with a simple card renewal every five years.
Who can I include in my application?
Your spouse or civil partner, single children under 21, your parents, and your parents in law, with no dependency conditions for parents. Children over 21 can switch to an independent three year permit at renewal, valid up to age 24.
How fast can I get the Greece Golden Visa?
Permanent residency can be granted in as little as 60 days from a complete application, and you receive a White Paper certificate immediately on filing, which lets you enter and stay in Greece while the card is produced. Card issuance typically takes one to four months depending on backlog.
Can I work in Greece with a golden visa?
Salaried employment is not permitted for golden visa holders or their family members. However, you may establish and own a business, act as a shareholder or board member, and work on a self employed basis.
Can I rent out my investment property?
Yes, on long term leases of one year or more. Short term platforms such as Airbnb are not permitted for golden visa properties. Rental income up to €12,000 per year is taxed at 15% for non residents, and many conversion projects include rental guarantees of 3% to 4% per year.
Does the Greece Golden Visa lead to citizenship?
Yes, but only through real residence. After seven years of living in Greece as a tax resident, and with a B1 Greek language certificate, you may apply for citizenship. Greece accepts dual citizenship, and the Greek passport gives visa free access to more than 185 countries.
Who cannot apply?
The programme is open to all citizens of countries outside the EU with a clean criminal record. Russian nationals may only apply if they hold an alternative nationality. A small number of nationalities face banking restrictions; see my restricted nationalities page for details.
Europe’s most flexible residency, done properly
Tell me about your goals, your family, and your budget. I will map your exact route, your real numbers, and your timeline, with no pressure and no obligation.
This page is general information, not legal, tax, or investment advice. Programme rules are set by Greek law and are subject to change; figures shown were verified in July 2026. All investments carry risk, including possible rejection and loss of capital.