Greece Golden Visa Programme — Residency by Investment Guide 2026

Programme Overview

Greece's residency by investment programme — widely known as the Greek Golden Visa — was introduced in 2013 under Law 4146/2013 and has become one of Europe's most popular investor residency programmes. Unlike Portugal, Greece retained real estate as a qualifying investment route after its 2024 threshold reforms (Law 5100/2024), making it the primary European golden visa programme that still offers a direct property-purchase pathway to EU residency.

The programme is administered by the Hellenic Ministry of Migration and Asylum and processed through the Regional Directorates of Aliens and Immigration.

For investors who wish to combine EU residency rights with a Greek property purchase — in Athens, the Cycladic islands, the Athens Riviera, or Thessaloniki — the Greek Golden Visa delivers that combination with processing times of two to four months and one of the most permissive minimum-stay requirements of any European programme.

Investment Routes

1. Real Estate — The Primary Route

Real estate investment is the most commonly used route. Investment thresholds were substantially increased in May 2024 under Law 5100/2024 and are now zone-dependent across three tiers:

Zone A — €800,000 minimum:

• The Region of Attica (includes Athens, Piraeus, the southern suburbs, and the Athens Riviera)
• The regional unit of Thessaloniki
• Mykonos
• Santorini (Thira)
• Any island with a population exceeding 3,100

Zone B — €400,000 minimum:

• All other areas of Greece not included in Zone A

Special category — €250,000 minimum (nationwide):

• Conversion of a commercial property to residential use
• Restoration of a listed or heritage-protected building

Important notes on the real estate route:

• The investment must be in a single property of at least 120 square metres; multiple smaller units cannot be aggregated to reach the threshold
• The entire qualifying purchase price counts toward the relevant zone threshold
• Properties used for short-term rental (Airbnb-type lettings) are no longer permitted as golden visa qualifying investments; long-term residential letting remains allowed
• Both residential and commercial properties may qualify, subject to the conversion/single-property rules above

Benefits of the Greek Golden Visa

Residency Rights

The initial permit is granted for five years, renewable for further five-year periods as long as the qualifying investment is maintained. GV holders receive:

• Full residency rights in Greece
• The right to work in Greece (extended in 2023 — this was not originally part of the programme)
• Freedom of movement throughout the Schengen Area without a visa
• Family reunification for spouse, children under 21, and the investor's parents and parents-in-law

Notably, Greece includes parents of both the main applicant and the spouse as eligible dependants — more generous than many competing programmes.

Minimum Time in Greece

There is no minimum time requirement to maintain the Greek Golden Visa. Holders do not need to spend any specific number of days in Greece each year to retain their residency permit. This is the most permissive residency requirement of any EU golden visa programme.

The Citizenship Pathway

After seven years of legal residence in Greece, GV holders may apply for Greek citizenship, which confers full EU citizenship. Requirements include:

• Seven continuous years of legal Greek residence
• Passing a B1-level Greek language exam
• Integration test covering Greek history, culture, and society

Seven years is longer than Portugal's five-year path, but the zero-days-per-year residency requirement means applicants can complete the residency period without actually relocating to Greece.

Greek (EU) citizenship delivers visa-free access to 185+ countries.

Tax Considerations

Standard Greek Income Tax

Greece's standard income tax rates are progressive, ranging from approximately 9% to 44% on taxable income (rates as of 2026, confirm current schedules). Standard rates apply to residents who do not elect a special tax regime.

The Lump Sum Tax Regime (Alternative)

Greece introduced a highly competitive flat tax regime in 2020 for HNW foreign nationals who establish Greek tax residency:

• Annual flat tax: €100,000 per year on all worldwide income
• Covers the main applicant; additional family members can join for €20,000 each per year
• Valid for up to 15 years
• Must not have been Greek tax resident in the preceding seven out of eight years

For individuals with worldwide income exceeding approximately €200,000–€250,000 per year, the €100,000 flat tax is materially more efficient than standard progressive rates. For individuals with very high incomes, the flat tax can result in an effective rate of 1–5% on worldwide income.

The lump sum regime is entirely separate from the golden visa — it requires physical tax residency in Greece (which most golden visa holders do not establish). It is primarily relevant for applicants who do intend to relocate.

Property Market Context

The May 2024 threshold increase to €800,000 in Attica, Thessaloniki, and the major islands significantly changed the investment profile of the programme. The €800,000 threshold sits well above premium apartment prices in central Athens neighbourhoods (Kolonaki, Glyfada, Kifissia) and has removed the "budget" property market that had developed at the previous €250,000 level.

In Zone B areas — less densely populated mainland regions, smaller islands — the €400,000 threshold applies, offering access to coastal and rural properties in the Peloponnese, northern Greece, and the Ionian Islands. A €250,000 threshold remains available nationwide only for commercial-to-residential conversions and the restoration of listed or heritage-protected buildings.

Rental yields in Athens city centre and the Athens Riviera have been strong at 4–6% gross as of 2025–2026, supported by sustained tourism growth. Short-term rental in the Cyclades (Mykonos, Santorini) generates higher gross yields but with greater seasonality.

Processing Timeline

Greece consistently processes golden visa applications in two to four months — significantly faster than Portugal and well within the fastest processing times of any EU programme. The process involves:

1. Legal preparation and property purchase (or alternative investment)
2. Submission of the golden visa application to the regional directorate
3. Biometric appointment in Greece (applicants must travel to Greece for this step — once)
4. Permit issuance

One visit to Greece is required (for the biometric appointment). Thereafter, there is no requirement to return.

Greece vs Portugal: Key Differences

Both programmes lead to EU residency and eventual EU citizenship, but they differ materially:

• Greece is faster (2–4 months vs 12–18 months) and still has a real estate route
• Portugal offers a faster citizenship path (5 years vs 7 years)
• Greece requires zero minimum days in country; Portugal requires 7 days/year
• Greece has a compelling lump sum tax regime for those who relocate; Portugal's IFICI has narrower eligibility
• Portugal's investment fund route suits investors who prefer a managed financial investment to direct property ownership

Compliance Caveats

Greek golden visa programme terms are set by government legislation and have changed multiple times since 2013. The May 2024 threshold changes under Law 5100/2024 were substantial. Further amendments are possible — particularly any extension of the €800,000 threshold to additional zones.

Real estate investment carries market risk. Property values can fall as well as rise. Rental income is not guaranteed. Tax regimes are subject to change by the Greek government.

All figures in this guide reflect publicly available programme terms as of 2026 and may have changed since publication. Seek independent legal, tax, and property investment advice before proceeding.

How Global Investments Can Help

Global Investments has specialist expertise in European residency by investment, including the Greek Golden Visa. We can assist with:

• Independent programme comparison and route selection
• Introduction to Greek real estate specialists and independent legal counsel
• Coordination with Greek and international tax advisers
• Application management and biometric appointment coordination
• Long-term planning toward Greek and EU citizenship

To discuss whether the Greek Golden Visa programme meets your investment and lifestyle objectives, contact our European residency advisory team.