Greece — the "Golden Visa" in 2026: who it suits and how the process works

Greece's "Golden Visa" is a 5-year residence permit granted for an investment, and the most widely used program of its kind in Europe. The conditions changed in autumn 2024: the standard threshold for real estate is €400,000, and in Athens, Thessaloniki and on the popular islands it is €800,000. Entry from €250,000 remains only for special categories of property. The status does not oblige you to live in Greece and does not allow salaried employment. A realistic processing timeline is 4–6 months.

How the program works

The applicant invests money in the Greek economy and receives a residence permit for a full 5 years straight away, with the right to renew it every 5 years for as long as the investment is held. The main route is real estate, but there are other options as well.

The purchased home cannot be let short-term: a violation carries a €50,000 fine. Long-term rental is allowed.

What it costs

The investment amount is the core of the budget. On top of it come mandatory payments: government fees for reviewing the application and issuing the cards, and, for a property purchase, also the transfer tax, notary services, registration of the transaction and legal support. Their size depends on the property and on the composition of the family. We will prepare an exact calculation for your family at a free consultation.

What the status gives you

The program's main advantage: there is no residence requirement, and the status remains even if you do not come to Greece. At the same time, you are free to live in the country permanently. The residence permit opens access to education and healthcare, and within Schengen it allows free travel for up to 90 days in any six-month period.

What the status does not give is the right to salaried employment in Greece, including freelancing for Greek clients. You may own a business, sit on a board of directors without an executive role, work remotely for a foreign employer, and earn income from long-term rentals.

Applying for citizenship is possible after 7 years, but it requires actual residence of at least 183 days a year, Greek tax residency, documented income and an exam: the language at B1 level plus a test on the country's history and culture.

Who can be included in the application

The main applicant is an adult citizen of a non-EU country with a clean criminal record. The money must arrive from abroad by bank transfer, with a transparent source. One application covers:

• a spouse;
• unmarried children under 21;
• the applicant's parents and the spouse's parents, with no proof of financial dependency and no age limit.

The investment amount does not grow with the number of family members. Everyone, children included, needs health insurance and must give biometrics in Greece in person.

For citizens of a number of countries the option to apply is restricted — check at a consultation: we will tell you whether you can apply and suggest alternatives.

How the process works

1. Preparation — 1–2 weeks: power of attorney to a Greek lawyer, tax number, account with a Greek bank.
2. Property selection and due diligence — 2–8 weeks: title, encumbrances, compliance with the threshold for the zone. We arrange the checks together with an independent lawyer.
3. The transaction — 2–6 weeks: notarized contract, payment from abroad, registration in the land registry.
4. Filing the application online. A temporary confirmation valid for a year is issued immediately: it allows you to stay in Greece legally, but Schengen travel is possible only with the finished card.
5. Biometrics in Greece — in person for all family members.
6. Decision and card. Under the current rules, a complete set of documents is reviewed within up to 90 days.

From purchase to card, a well-prepared case takes 4–6 months.

Taxes

A person becomes a tax resident by living in the country at least 183 days a year. A property owner should budget for the annual property tax, which depends on the zone and on the characteristics of the property. Long-term rental income is taxed on a progressive scale from 15% to 45%. For those who actually relocate and have substantial foreign income, a special regime applies: a flat tax of €100,000 a year on all foreign income for a period of up to 15 years — whether it fits you is something we can calculate at a consultation. It is important to understand: a Greek residence permit does not remove tax obligations in the country of actual residence.

Downsides and risks

1. Investing in Athens has become more expensive. After the 2024 reform, the threshold in the capital, in Thessaloniki and on the popular islands is €800,000; the lower-cost entry remains in the regions and in the special categories of property.
2. Ads for a "golden visa" below the legal minimum are built on grey schemes and lead to checks on the source of funds. We work only with the routes set out in the law.
3. The property market requires due diligence. Inflated prices for foreign buyers and properties with problematic title do occur. That is why an independent lawyer takes part in the transaction, not the seller's representative.
4. Returns are limited: the purchased home can be let only on a long-term basis.
5. Salaried employment in Greece is not allowed. If someone in the family is planning a local career, a different type of visa will be needed.

Who it suits and who it does not

It suits: those who need a backup option in the EU with no obligation to relocate; families with passive income or remote work for a foreign employer; those who want to include parents from both sides in the status; investors interested in income from long-term rentals.

It does not suit: those planning salaried employment in Greece; those counting on a fast EU passport without relocating; those who, on a limited budget, specifically want central Athens.

What's next

If you want to try the program against your own family — its composition, budget and goals — book a free Migronis consultation: migronis.com/consultation. We will go through your case and tell you whether the Greek "golden visa" fits you or whether it is better to look at alternatives.