Greek Golden Visa
Greek Golden Visa 2026
EU Residency by Investment from €250,000
Independent advisory across 30+ developers in Athens and across Greece
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Why smart capital chooses Greek Golden Visa in 2026
This comparison highlights the key differences between the Greek Golden Visa requirements in 2026 and the residency-by-investment programmes offered by Portugal and Hungary.
How does the timeline to residency unfold
We synchronise your legal and investment workstreams to eliminate dead time.
Timeframes are indicative and may vary depending on the client.
& onboarding
Consultation with our advisor and accredited Greek legal team. The relationship remains confidential. You receive a list of necessary documentation to be procured in your home country and respective timelines. The legal team provides you with an Engagement Letter for review and signature. Once accepted, you are onboarded and the engagement fee is paid.
is obtained
Your Greek legal team obtains the individual tax identification number (AFM) on your behalf via Power of Attorney. The AFM is required for any interaction with Greek authorities, opening a bank account, and registering property ownership.
document collection
A detailed checklist is performed and you are guided through documentation collection. Experienced Greek lawyers prepare all required documents and conduct compliance checks to pre-empt questions from banks and authorities.
The legal team submits documentation to the chosen Greek bank and requests bank account opening on your behalf via Power of Attorney. After approval, the bank issues an account number and contract.
You complete your property purchase or alternative qualifying investment in close consultation with your allocated advisor. Due diligence is performed, documentation is reviewed and signed once the property is selected. You transfer funds through the Greek notary process. Investment requirements are fulfilled.
The legal team collects all documents and submits the Greek Golden Visa application to the Greek Migration Ministry on your behalf. Government processing fees are paid by the investor.
Once your pre-application is reviewed and assuming all documentation is in order, you are required to attend a biometrics appointment in Greece. The main applicant and family members present in person for fingerprinting, photograph, and signature. Your legal team coordinates the appointment and supports you throughout.
Upon approval, your Greek residence permit is issued for an initial five-year validity. There is no minimum stay requirement during this period, allowing maximum flexibility for international clients.
renewal
At the end of the initial five-year period, the legal team assists with the renewal process. You are required to maintain your qualifying investment and pay government and legal fees. The renewed permit is also valid for five years.
After seven years of legal residence in Greece, you become eligible to apply for Greek citizenship, subject to additional requirements including 183 days per year of physical presence, B1-level Greek language proficiency, knowledge of Greek history and culture, and tax residency in Greece during the qualifying period.
Greek citizenship, once obtained, grants full EU citizenship rights, including the right to live and work in any EU member state and visa-free travel to over 180 countries. The Schengen-area mobility benefit already available through the Golden Visa becomes permanent.
& onboarding
Consultation with our advisor and accredited Greek legal team. The relationship remains confidential. You receive a list of necessary documentation to be procured in your home country and respective timelines. The legal team provides you with an Engagement Letter for review and signature. Once accepted, you are onboarded and the engagement fee is paid.
is obtained
Your Greek legal team obtains the individual tax identification number (AFM) on your behalf via Power of Attorney. The AFM is required for any interaction with Greek authorities, opening a bank account, and registering property ownership.
document collection
A detailed checklist is performed and you are guided through documentation collection. Experienced Greek lawyers prepare all required documents and conduct compliance checks to pre-empt questions from banks and authorities.
The legal team submits documentation to the chosen Greek bank and requests bank account opening on your behalf via Power of Attorney. After approval, the bank issues an account number and contract.
You complete your property purchase or alternative qualifying investment in close consultation with your allocated advisor. Due diligence is performed, documentation is reviewed and signed once the property is selected. You transfer funds through the Greek notary process. Investment requirements are fulfilled.
The legal team collects all documents and submits the Greek Golden Visa application to the Greek Migration Ministry on your behalf. Government processing fees are paid by the investor.
Once your pre-application is reviewed and assuming all documentation is in order, you are required to attend a biometrics appointment in Greece. The main applicant and family members present in person for fingerprinting, photograph, and signature. Your legal team coordinates the appointment and supports you throughout.
Upon approval, your Greek residence permit is issued for an initial five-year validity. There is no minimum stay requirement during this period, allowing maximum flexibility for international clients.
renewal
At the end of the initial five-year period, the legal team assists with the renewal process. You are required to maintain your qualifying investment and pay government and legal fees. The renewed permit is also valid for five years.
After seven years of legal residence in Greece, you become eligible to apply for Greek citizenship, subject to additional requirements including 183 days per year of physical presence, B1-level Greek language proficiency, knowledge of Greek history and culture, and tax residency in Greece during the qualifying period.
Greek citizenship, once obtained, grants full EU citizenship rights, including the right to live and work in any EU member state and visa-free travel to over 180 countries. The Schengen-area mobility benefit already available through the Golden Visa becomes permanent.
What are the Greek tax implications
Holding the Greek Golden Visa does not automatically make you a Greek tax resident. Understanding these costs and tax implications is essential before committing to your investment.
| Potential Issues | Implications |
|---|---|
| Tax residency trigger | Greek tax residency applies if you spend more than 183 days per year in Greece. Below that threshold, only Greek-sourced income is taxable in Greece. |
| Property transfer tax | 3% of declared property value, paid at notarial signing. Replaced by 24% VAT on new builds, currently suspended until 31 December 2026. |
| Annual property tax (ENFIA) | Applies to all Greek property owners regardless of residency. Calculated on tax-assessed property value. |
| Rental income | Long-term rentals only (six months or more). Taxed in Greece at progressive rates: 15% up to €12,000, 35% from €12,001 to €35,000, 45% above €35,000. |
| Greek non-dom regime | Optional regime for new tax residents. Flat €100,000 tax on worldwide non-Greek income for up to 15 years. Requires €500,000 minimum investment in Greece. |
| Pensioner regime | Optional 7% flat tax on foreign pension income for retirees from countries with double-tax treaties with Greece. |
This information is for general guidance. Specific tax outcomes depend on your jurisdiction, residency status, and investment structure. We coordinate with independent Greek and home-country tax professionals as part of the engagement.
What are eligible investment options for Greek Golden Visa
To meet the Greek Golden Visa requirements in 2026, you must fulfil one of the following investment options.
Conversion or
Restoration Property
Invest €250,000 in a commercial-to-residential conversion or restoration of a listed building. Qualifies regardless of location, including prime zones. Multiple units permitted.
Explore the €250K RouteStandard Residential Property
Invest €400,000 in a single residential property of at least 120 m², in regions outside the high-demand zones such as Athens.
Explore Bespoke SearchPremium Zone Property
Invest €800,000 in a single property of at least 120 m², in Attica, Thessaloniki, Mykonos, Santorini, and islands with populations above 3,100. Bespoke search extends into €1M+ properties.
Explore Premium SearchElevate Greece Startup Investment
Invest €250,000 in a Greek startup registered with Elevate Greece. Must create and maintain two jobs. Investor holds up to 33% equity.
Long-Term Hotel Lease
Enter a 10-year lease of hotel accommodation or furnished tourist residences, valued at €400,000 or €800,000 depending on zone. Hands-off structure with no direct ownership.
Financial Investment Routes
€500,000 bank deposit, €500,000 Greek government bonds, €800,000 shares or corporate bonds on Greek regulated markets, or €350,000 in a Greek mutual fund or AIF investing exclusively in Greece.
Need help choosing the right investment route?
Talk to an independent advisor before committing.
What are applicants'
prerequisites
To qualify for the Greek Golden Visa, applicants must meet specific legal, financial, and compliance requirements. These apply under the current 2026 programme rules.
for the duration
of the Golden Visa programme.
Spouse of the main applicant, legally married or in registered civil partnership.
Children, biological or adopted, of the main applicant or spouse, up to the age of 21. Children may renew their Golden Visa until age 24, provided the renewal process begins at least two months before they turn 21.
Children with disabilities, regardless of age, where dependent on the main applicant or spouse.
Parents of either the main applicant or spouse, with no upper age limit, where included as dependents.
What other operational details are important
The Greek Golden Visa carries no minimum stay requirement. You and your family can maintain residency without spending any time in Greece, as long as the qualifying investment is preserved.
Your Greek residence permit grants visa-free access to the Schengen Area for the duration of the permit’s validity.
Spouses, dependent children up to 21 (extendable to 24), parents, and certain dependents can all be included in the application or added later.
The qualifying investment must be maintained throughout the residency period. Sale of the property or withdrawal of capital before that point can affect residency status.
After seven years of legal residence in Greece, you may apply for citizenship, subject to physical presence (183 days per year), Greek language proficiency at B1 level, and demonstrated integration into Greek society. Greek citizenship, once obtained, grants full EU citizenship rights, including the right to live and work in any EU member state and visa-free travel to over 180 countries. The Schengen-area mobility benefit already available through the Golden Visa becomes permanent.
What documents are required for the dossier
A complete and properly prepared application file is essential for a successful Greek Golden Visa submission. Documentation must be obtained in your country of origin and in Greece, with all foreign documents duly apostilled and translated in accordance with Greek requirements.
What are the mandatory government fees
What additional costs must be budgeted for
Why work with Advisors Greece
Still have questions about the Greek Golden Visa?
Talk to one of our independent advisors directly.
Greek Golden Visa:
Frequently Asked Questions
The minimum investment is €250,000 for commercial-to-residential conversion projects or the restoration of legally listed buildings, available anywhere in Greece. Standard residential properties require €400,000 in regions outside high-demand zones, or €800,000 in Attica, Thessaloniki, Mykonos, Santorini, and islands with populations above 3,100. Alternative routes include €350,000 in eligible Greek mutual funds, €500,000 in government bonds or qualifying companies, and €800,000 in shares or corporate bonds traded on Greek markets.
The full process typically takes 6 to 9 months from application submission to government approval in 2026. Property selection and legal setup take 1 to 3 weeks, purchase completion and application preparation 3 to 6 weeks, biometric appointment 2 to 4 months after submission, and final approval up to 12 months in some cases. The Greek Migration Ministry has been actively reducing the backlog through 2025.
Yes. Since December 2020, applications can be filed entirely from your home country through a Greek lawyer acting under Power of Attorney. The only mandatory in-person step is the biometric appointment, which requires a single short visit to Greece, typically 2 to 4 months after submission.
Yes, but only on long-term contracts of six months or more. Greek Golden Visa properties cannot be listed on Airbnb, Booking.com, or other short-term rental platforms. Rental income is taxable in Greece at progressive rates: 15% up to €12,000, 35% from €12,001 to €35,000, and 45% above €35,000.
Yes. The Greek Golden Visa includes your spouse or registered civil partner, dependent children up to 21 (extendable to 24 if the renewal process starts at least 2 months before they turn 21), and dependent parents of either spouse with no age limit. Civil partners enjoy the same rights as married couples.
No. The Greek Golden Visa has no minimum stay requirement. You and your family can keep the residency without spending any time in Greece, as long as the qualifying investment is maintained. However, if you wish to apply for Greek citizenship after seven years, you must spend at least 183 days per year in Greece and meet additional criteria.
The Greek Golden Visa is not a direct citizenship-by-investment program. After seven years of legal residence in Greece, with at least 183 days per year of physical presence, you may apply for citizenship through naturalisation under Law 3284/2004. Additional requirements include B1-level Greek language proficiency, knowledge of Greek history and culture, tax residency in Greece during the qualifying period, and a demonstrable connection to the country.
Yes. Since 1 January 2021, UK citizens are treated as third-country nationals under the Greek Golden Visa program and can apply on the same terms as other non-EU applicants. The UK was the fourth-largest source of Golden Visa applications in 2025.
Yes. US citizens can apply on the same terms as other non-EU nationals. Americans should be aware of US tax obligations on worldwide income, FBAR reporting on foreign bank accounts above $10,000, and FATCA reporting on foreign assets above $50,000. Greek property income is reportable to the IRS even when also taxed in Greece, with the US-Greece tax treaty available to mitigate double taxation in many cases.
Holding the Greek Golden Visa does not automatically make you a Greek tax resident. You become tax resident only if you spend more than 183 days per year in Greece, in which case worldwide income may become subject to Greek taxation. If you spend fewer than 183 days, you are taxed only on Greek-sourced income (such as rental income from your property). Greek non-dom and pensioner flat-tax regimes are available to qualifying applicants.
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Last reviewed: July 2026