Greece · Golden visa · Open
Greece Golden Visa: Investment Thresholds and How It Works
The Greece golden visa is a residence permit for non-EU citizens who invest in Greek real estate. Since the 2024 reform the entry price depends on where the property is: €800,000 in the prime zones (Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents) and €400,000 elsewhere. Secondary sources also report a €250,000 route for conversions and listed buildings.
It is a residence permit, not citizenship, and it does not require you to live in Greece. Official details are on the Ministry of Migration and Asylum page. Rules change, so confirm everything with a Greek lawyer before you buy.
At a glance
Greece Golden Visa (Residence by Investment) (Golden Visa (Άδεια διαμονής επενδυτή))
- Who it’s for
- Non-EU citizens who invest in Greek real estate or another qualifying asset
- How it’s calculated
- No income test. Lowest standard real estate threshold is €400,000 outside the prime zones, and €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents (official housing portal). Secondary sources report a €250,000 route only for converting commercial buildings or restoring listed buildings.
- Investment
- €400,000 minimum
- Initial stay
- 5-year residence permit (per secondary sources; the Ministry page shows the renewal procedure)
- Renewal
- Yes, while you keep the investment; the Ministry page lists a €2,000 e-fee on renewal
- Path to permanent residence
- No automatic permanent residence or citizenship: normal Greek rules apply and generally require genuine residence
- Family can join
- Yes
- Can work for local employers
- No
- Health insurance required
- Yes
- Processing time
- Secondary sources say the government aims for about 4 to 6 months, down from 9 to 12; no official figure read
- Fees
- The Ministry page lists a €16 card fee and, for renewals, a €2,000 electronic fee. The initial application fee was not read: check the Ministry of Migration and Asylum.
- Tax
- The permit does not create a tax regime. Tax residency depends on days spent and your centre of vital interests (183-day rule), so living in Greece normally brings worldwide taxation.
Key requirements
- Invest at least €800,000 (prime zones) or €400,000 (elsewhere) in qualifying Greek property, paid in full
- Property cannot be used for short-term rentals on platforms such as Airbnb or Booking.com (Law 5100/2024, official housing portal)
- Notarial deed and certificate confirming the amount paid and no encumbrances
- Private health insurance covering all risks in Greece
- Clean criminal record and passport valid for the permit period
- Alternative routes (reported by secondary sources): €250,000 for conversions or listed buildings, and a startup route introduced in 2026
Official and secondary sources · Last checked Oct 7, 2026. Rules change: confirm with the consulate or a qualified advisor. Not legal advice.
Who qualifies
Citizens of countries outside the EU, EEA and Switzerland who buy qualifying Greek property and pay for it in full. The official housing portal lists no income or age test. You also need a clean record and private health insurance.
Investment requirement: the zones
The Greek housing policy portal confirms that Article 64 of Law 5100/2024 raised the minimum investment to €800,000 in the whole Attica region, the Thessaloniki regional unit, Mykonos, Santorini and all islands with more than 3,100 residents, and to €400,000 in the rest of the country. Before the change the thresholds were lower. Our table lists the minimum as €400,000 because that is the lowest figure we could confirm from an official source.
Secondary sources, which are firms that sell this service, add details we could not verify officially: a €250,000 route for converting commercial buildings or restoring listed buildings, a minimum property size, a single-property rule, and a new startup route introduced in 2026. Check these with a lawyer before relying on them.
No short-term rentals
Properties bought for the permit cannot be let on a short-term basis through the sharing economy, and cannot be sublet. The official portal states this rule. Plan on long-term rental income at most, and expect checks.
Documents you'll need
The Ministry page lists a notary certificate describing the purchase and payment, a certificate that the property has no encumbrances, private health insurance covering all risks, passport copies, photos and the €16 card fee. Expect a criminal record check as well, though we did not see it on that page. The full list changes with the type of investment, so get it from your lawyer or the Ministry.
Step-by-step process
- Choose a property in the right zone and complete due diligence on title, permits and taxes.
- Open a Greek bank account and pay for the property in full (the notary confirms this).
- Apply for the residence permit with your lawyer.
- Provide biometrics and receive the electronic residence permit.
- Renew as required while you keep the investment. The Ministry page lists a €2,000 electronic fee on renewal.
Costs and timeline
On top of the purchase price you will pay property transfer taxes, notary and lawyer fees, and government fees. We did not read an official figure for initial application fees. Secondary sources say the government is aiming for roughly 4 to 6 months, down from 9 to 12, but we found no official statement.
Taxes once you're resident
The permit does not create a tax regime. If you spend more than 183 days a year in Greece or base your life there you become a Greek tax resident, taxed on worldwide income at rates up to 44%. Holding the permit while living elsewhere does not by itself make you tax resident. Get advice from a cross-border tax professional.
Family members
Spouses and children can usually be included, and parents in some cases. Check current age limits with your lawyer.
Is it worth it?
If you want to live in Greece rather than invest, compare the Greece digital nomad visa, which asks for €3,500 a month, and the Greece financially independent person visa, which asks for €2,000 a month. For investors, Cyprus permanent residence starts at €300,000 and Malta's permanent residence programme uses a different cost structure. See all of them in the table below.
| Route | Country | Type | Status | Headline requirement | Initial stay | Path to PR |
|---|---|---|---|---|---|---|
| Cyprus Permanent Residence by Investment | Cyprus | Golden visa | Open | €4,167/mo income | Permanent immigration permit with unlimited residence right… | It is permanent residence; citizenship … |
| Greece Golden Visa (Residence by Investment) | Greece | Golden visa | Open | €400,000 investment | 5-year residence permit (per secondary sources; the Ministr… | No automatic permanent residence or cit… |
| Hungary Guest Investor Residence Permit | Hungary | Golden visa | Open | €250,000 investment | First a guest investor visa valid 6 months, then a residenc… | Not stated on the official guest-invest… |
| Italy Investor Visa (Golden Visa) | Italy | Golden visa | Open | €250,000 investment | Two-year visa/permit | Not stated on the official page; Italia… |
| Malta Permanent Residence Programme (MPRP) | Malta | Golden visa | Open | €99,000 investment | Permanent residence; the residence card is issued for 5 yea… | The programme is permanent residence; c… |
| Portugal Golden Visa (ARI Investor Residence) | Portugal | Golden visa | Open | €500,000 investment | 2-year residence permit (per secondary sources), with a min… | 5 years for permanent residence; citize… |
| Spain Golden Visa (Closed 2025) | Spain | Golden visa | Closed | €500,000 investment | Previously a 3-year initial permit with 5-year renewals; th… | Not applicable for new applicants; exis… |
Thresholds and rules change often. Each route links to its official government page: confirm there before you apply. Not legal advice.
Where would you live? Read moving to Greece and the guides to Athens and Thessaloniki, since both fall in the €800,000 zones.
Other golden visas in Europe
| Route | Country | Type | Status | Headline requirement | Initial stay | Path to PR |
|---|---|---|---|---|---|---|
| Cyprus Permanent Residence by Investment | Cyprus | Golden visa | Open | €4,167/mo income | Permanent immigration permit with unlimited residence right… | It is permanent residence; citizenship … |
| Greece Golden Visa (Residence by Investment) | Greece | Golden visa | Open | €400,000 investment | 5-year residence permit (per secondary sources; the Ministr… | No automatic permanent residence or cit… |
| Hungary Guest Investor Residence Permit | Hungary | Golden visa | Open | €250,000 investment | First a guest investor visa valid 6 months, then a residenc… | Not stated on the official guest-invest… |
| Italy Investor Visa (Golden Visa) | Italy | Golden visa | Open | €250,000 investment | Two-year visa/permit | Not stated on the official page; Italia… |
| Malta Permanent Residence Programme (MPRP) | Malta | Golden visa | Open | €99,000 investment | Permanent residence; the residence card is issued for 5 yea… | The programme is permanent residence; c… |
| Portugal Golden Visa (ARI Investor Residence) | Portugal | Golden visa | Open | €500,000 investment | 2-year residence permit (per secondary sources), with a min… | 5 years for permanent residence; citize… |
| Spain Golden Visa (Closed 2025) | Spain | Golden visa | Closed | €500,000 investment | Previously a 3-year initial permit with 5-year renewals; th… | Not applicable for new applicants; exis… |
Thresholds and rules change often. Each route links to its official government page: confirm there before you apply. Not legal advice.
Other ways to live in Greece
Moving to Greece: the complete guide →
Frequently asked questions
How much is the Greece golden visa?
The housing policy portal confirms €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands over 3,100 residents, and €400,000 elsewhere. Secondary sources mention a €250,000 route for conversions and listed buildings. Confirm current thresholds with the Ministry of Migration and Asylum.
Can I rent out a Greek golden visa property on Airbnb?
No. Law 5100/2024 prohibits short-term letting and subletting of properties bought for the permit, as the official housing portal states. Secondary sources mention a €50,000 fine and loss of the permit for breaches. Long-term rental is the allowed route.
Do I have to live in Greece with a golden visa?
The permit does not require you to live in Greece, but it also does not lead automatically to permanent residence or citizenship. Those follow normal Greek rules, which generally need genuine residence. Ask a Greek immigration lawyer about your plans.
How long does the Greek golden visa take?
No official processing time was available to us. Secondary sources say the government is targeting about 4 to 6 months, down from 9 to 12. Timelines vary, so ask your lawyer for the current backlog.
Sources and last checked · Oct 7, 2026
Notes: The €800,000 / €400,000 thresholds and zones and the short-term rental ban were read on the government housing policy portal (stegasi.gov.gr, citing Article 64 of Law 5100/2024). The Ministry of Migration page was read for documents and fees. The €250,000 conversion/listed-building route, 5-year permit length, 120 square metre minimum, single-property rule, 2026 startup route (Law 5275/2026) and processing times come from a secondary source (Global Citizen Solutions, a seller of these services) and are not verified against official pages. min_investment_eur uses €400,000 because it is the lowest figure confirmed by an official source.
- migration.gov.gr/en/golden-visa/
- stegasi.gov.gr/programs/afxisi-oriou-elachistis-ependysis-se-akinita-gia-apoktisi…
- stegasi.gov.gr/programs/apagorefsi-vrachychronias-ekmisthosis-ton-akiniton-pou-ap…
- globalcitizensolutions.com/greece-golden-visa-new-rules/
Figures are our research estimates from the sources above; rules and prices change. Not legal, tax or immigration advice. Spot something out of date? Tell us.