Greece Golden Visa Requirements: Complete 2026 Eligibility & Documentation Guide - Astons

Greece’s Golden Visa program grants renewable EU residency to non-EU investors who meet specific investment and eligibility requirements. These include a qualifying real estate purchase starting from €250,000, proof of lawful funds, valid health insurance, and successful background checks. The residence permit is issued for 5 years and can be extended indefinitely while the investment is held.

In this guide, we take a detailed look at current investor requirements, minimum investment thresholds, additional costs, and key program conditions to help you make an informed investment decision.

Greece Golden Visa Program: Overview

Golden Visa. Purchasing property in Greece remains one of the most accessible ways to obtain EU residency for 5 years, with the right to renew.
Investment thresholds. The minimum amount depends on the region: from €800,000 in the most sought-after locations, from €400,000 in other regions, and from €250,000 when purchasing renovated properties.
Eligibility requirements. The main applicant must be over 18 years old, have a clean criminal record, and demonstrate the legal origin of investment funds. The application may include a spouse, children under 21, and parents of both spouses without increasing the minimum investment amount.
Costs. In addition to the property price, investors should budget approximately 7–10% for taxes, notary and registration fees, insurance, and immigration charges.
Long-term outlook.The program does not require permanent residence in Greece, offers visa-free travel across the Schengen Area, and may lead to Greek citizenship after seven years of lawful residence if naturalisation requirements are met.

What Is the Greece Golden Visa?

The Greek Golden Visa is a residency by investment program granting foreign nationals the right to live in the European Union. Investors can choose from several investment options, with real estate purchase being the most popular.

The residence permit is issued for 5 years and can be renewed indefinitely as long as the investment is maintained, making the program a practical long-term planning tool and a reliable “Plan B” for the entire family.

Resident status provides visa-free travel across the Schengen Area, access to European education and healthcare systems, the ability to open EU bank accounts, and conduct business in a European jurisdiction. Additionally, those who change tax residency may benefit from the Non-Dom regime, which provides a fixed annual tax of €100,000 on worldwide income regardless of its size.

The investor is not required to reside permanently in Greece to maintain residency which one of the program’s key advantages. However, those who live in the country may apply for Greek citizenship after 7 years, subject to language proficiency and integration requirements.

Key Program Features

Residence permit validity: 5 years with unlimited renewals. Residency remains valid while the property is owned.
Who can participate: Non-EU investors over 18, with no criminal record and valid health insurance.
Family inclusion: Spouse, children under 21, and parents of both spouses may be included.
Investment rules. The qualifying property must be fully paid using the investor’s personal funds. Financing through mortgages or bank loans is generally not permitted for the portion of the investment used to meet the program threshold.
Rental income: Long-term rental income is permitted. Short-term rentals (e.g., Airbnb) are prohibited.

Benefits of Greek Residency

Visa-free travel across the Schengen Area. Free movement across 29 European countries without visas.
Access to the European banking system. Ability to open accounts in Greek and international banks.
Asset protection and diversification. Moving part of capital into an EU jurisdiction reduces financial risk.
EU business expansion. Residency simplifies entrepreneurship and partnerships in Europe.
Tax planning opportunities. Investors who become Greek tax residents may qualify for special tax regimes, including the non-domiciled status that allows a fixed annual tax on global income.
European education. Right to study at Greek and international universities in the country.
Healthcare access. Access to high-quality European medical services, including public institutions.
Path to permanent residency and citizenship. Investors may qualify for long-term status and a Greek passport if requirements are met.
Passive rental income. Long-term rental income with potential returns of around 5–7% annually.
Private Mediterranean residence. Investment benefits combined with a high quality of life in a favourable climate.

Investment Requirements

Since 2024, updated Golden Visa rules apply in Greece. Minimum investment amounts depend on location: higher thresholds in popular and tourist areas, with more accessible conditions in other regions. Investors may also choose an alternative option such as purchasing property in renovated buildings at a reduced entry threshold.

Investment Amounts

Investment Amount	Regions	Conditions
€800,000	Athens, all of Attica, Thessaloniki, Crete, Mykonos, Santorini, and cities with population over 3,100	Purchase of new property from 120 m²
€400,000	Other regions of Greece	Purchase of new property from 120 m²
From €250,000	Alternative investment format	Purchase of properties in renovated buildings converted to residential use

What Is Renovated Property?

Renovated property in Greece refers to buildings originally intended for commercial use (offices, warehouses, shops, aparthotels) that developers acquire and fully convert into modern residential complexes. This category also includes restoration of historical and architectural heritage buildings while preserving protected facades and structural elements.

Renovations typically include modern construction technologies, European-standard insulation, energy-efficient engineering systems, and eco-friendly finishing materials. Such properties may be located anywhere in Greece.

Why investors increasingly choose renovation projects:

Lower entry threshold. Minimum investment starts from €250,000, significantly below the standard €400,000–€800,000.
Prestigious locations. Often located in central and historic districts such as Athens and Attica, where new construction is limited.
Strong investment potential. Greek real estate has been growing steadily, averaging about 10–13% annually.
Minimal operational burden. Developers handle design, reconstruction, approvals, and commissioning.
Environmental benefits. Renovation preserves architectural heritage and reduces environmental impact compared to new construction.

What to Consider When Buying Property?

Land registry verification (Ktimatologio). Confirm official ownership registration and absence of liens, encumbrances, or tax debts.
Ownership status of the building. Verify whether the developer owns the property and acquisition terms. Developers purchasing with their own funds typically offer stronger financial stability.
Permits and approvals. Ensure official permits for reconstruction and change of use (e.g., commercial to residential). Only such properties qualify.
Technical documentation and certificates. Developers must provide all construction and operational documents, including energy efficiency and safety certificates.

Astons supports investors at every stage, including due diligence and legal transaction security.

Additional Costs to Consider

In addition to the property price, buyers should account for extra expenses. VAT on new property purchases (normally 24%) is frozen until the end of 2026, but the following apply:

Property transfer tax	3.09% of the property value
Land registry fee	From 0.6% of the property value
Notary fee	From 1.5% of the property value
Immigration fees	From €2,000 (main applicant) + €150 per family member over 18
Residence card issuance fee	€16 per applicant
Notarised power of attorney	From €150
Translation services	From €150
Health insurance	From €150 per person

The table shows estimated expenses. The final total is calculated individually, based on all details.

Requirements for Applicants and Family Members

The applicant must meet the following criteria:

At least 18 years old
No criminal record or entry restrictions in Greece or the EU
Valid health insurance
Proof of legal source of investment funds

Eligible family members:

Spouse
Children under 21
Parents of the investor and spouse

A major advantage of the Greek program is the ability to obtain residency for the entire family without increasing the minimum investment amount.

Required Documents

International passport
Birth certificate
Health insurance
Marriage certificate
Children’s birth certificates
Family members’ passports
Residence permit application form
Real estate purchase agreement
Fee payment receipts
Photographs

Document requirements may vary. The final list will be determined by our legal team based on your individual case.

Conclusion

Greece’s Golden Visa remains one of Europe’s most accessible and clearly structured residency by investment programs. Defined investment thresholds, flexible residency obligations, and the ability to renew the permit indefinitely make it an attractive option for international investors seeking long-term European residency.

However, successful participation in the program requires careful preparation. Investors must select a property that fully complies with programme requirements, account for additional transaction and immigration costs, and ensure all documentation and due diligence procedures are completed correctly. Proper planning at each stage significantly reduces risks and ensures a smooth application process.

Astons experts will help you select the optimal property and investment strategy, calculate returns, and manage every stage of the transaction, including obtaining residency through the Golden Visa program. Book a free consultation, and Astons specialists will develop a solution tailored to your goals and budget.

FAQ

What is the minimum investment threshold in 2026?

The Greek residency-by-investment program includes a special option with a minimum threshold of €250,000. It applies to specific property categories: renovation projects (conversion of commercial property into residential units) and restoration of historic buildings.