Visa-free travel

Access the Schengen zone for 90 days within any 6-month period

No donation

Only real estate purchase, allowing for potential income

Unrivalled affordability

One of the most budget-friendly programs in the EU, with the minimum threshold of €250,000

Application Inquiry

Updated on October 23, 2026

Greece Golden Visa 2026: Residency by Investment

€250,000

Minimum Investment

From 4 Months

Approval time

Family Eligibility

Spouse, children, parents

Global Mobility

Visa-free Schengen zone access

About Greek Golden Visa

Most Affordable and Efficient EU Program

The Greece Golden Visa is a five-year renewable residence permit that Greece grants to non-EU investors who buy qualifying real estate worth €250,000–€800,000 or make an eligible financial investment. It lets the investor and family live in Greece and travel across the Schengen Area without a minimum stay requirement.

With a starting investment of €250,000 — below the typical €300,000–€500,000 thresholds seen across many EU Golden Visa programs — it offers one of the more accessible routes to European residency. Investors can relocate, spend part of the year in Greece or keep their main home elsewhere while maintaining their residence status.

Launched in 2013 to attract foreign capital and support Greece’s economic recovery, the program also allows property owners to earn income through long-term rentals. Residence permits can be renewed every five years, provided the investment and other program requirements are maintained.

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Office in Athens

Global recognition

Top Greek agency

Largest portfolio

100+ properties

Safe investments

Trusted developers

Trust Astons — a Better Life Awaits

Partnering with us means you can have a stress-free experience applying for a residency permit that will allow you to have unlimited travel access to the Schengen zone.

Investment Options for Greek Golden Visa

The investment threshold depends on the type of property and its location. The residence permit is issued for 5 years and can be renewed as long as the property remains in the investor’s ownership. The property can only be rented out on a long-term basis. A key advantage of the program is that Greece has a flexible financial policy with various payment options, and the approach to verifying the source of funds is relatively lenient. This makes the process faster and simpler for investors.

Converted real estate

Option 1

€250,000

Minimum investment

Purchase of residential property converted from commercial use or real estate of cultural or historical significance, with mandatory restoration to be completed within 5 years.
Property can be anywhere in Greece and any size.
Residential property converted from commercial use refers to modern apartments in former office buildings or apart-hotels, purchased by developers for complete renovation. Developers use high-quality materials and implement modern standards to create energy-efficient and eco-friendly residential complexes that match the quality of new builds.

Real Estate in Specific Regions

Option 2

€400,000

Minimum investment

Purchase of property in regions like Halkidiki and the Peloponnese.
Investment must be in a single property of at least 120 sq. m.

Real Estate in Premium Locations

Option 3

€800,000

Minimum investment

Purchase of property in prime locations like Attica, Thessaloniki, Mykonos, Santorini, or islands with over 3,100 residents.
Investment must be in a single property of at least 120 sq. m.

Fee/Tax	Cost
Property transfer tax	3.09% of the property price
Registration fee in the land registry	0.6% of the property price
Notary fee for property transfer	About 1.5% of the property price+VAT
Private health insurance	From €150 per person
Document translations	From €150
Immigration fees	€2,000 for the main investor €150 for a family member over 18 years old
Card issuance	€16 per person

Important Information

From 1 July 2027, the property transfer tax for buyers from non-EU countries is expected to increase from 3% to 15%.
According to Article 100(7A) of Law 5038/2023, as amended by Article 64 of Law 5100/2024, properties purchased under the current Greece Golden Visa rules can generate income through long-term rentals. Short-term rentals, including Airbnb-style lets, are prohibited, with violations resulting in a €50,000 administrative fine and revocation of the investor’s residence permit.

Benefits of Greek Golden Visa

Entire family is eligible

Investor can add their spouse, children up to 21 years of age, and parents.

Renewable permit

Residence permit is issued for 5 years and can be renewed indefinitely (subject to investment retention)

Comfortable living

Access to quality healthcare and education.

Low entry value

A minimum investment of just €250,000.

No residency requirement

No need to reside in Greece, either before or after a permit is issued.

Visa-free travel

To 29 countries within the Schengen zone.

Property investment-based program

No non-refundable contributions.

Booming real estate market

Capital value appreciation of 10%+ per annum, whilst ROI starts at 4-5%.

Non-Dom tax program

Fixed annual tax of €100,000 on foreign-sourced income, regardless of the amount earned.

Financial stability

EU resident status and facilitated opening of bank accounts.

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Nasos Fousias

Head of Property Department in Greece

Who Can Get Greek Golden Visa

Investor

Must be a non-EU / EEA / Swiss citizen
According to Greek immigration law, minors under 18 can qualify as principal investors and applicants
Must invest a minimum of €250,000 in real estate
No criminal record

Spouse / Partner

No additional investment required
Clean criminal record

Children

Must be under 21 years old
No investment required

Parents

Parents of both the investor and spouse can be included
No additional investment required

Documents for Obtaining Greek Residency

Application Checklist

Valid international passport (for all applicants)
Four passport-size photos (for each applicant)
Proof of property investment
Proof of legal entry
Criminal record clearance from the country of residence
Greek Tax Identification Number (TIN)
Health insurance from a Greek provider for all applicants
Marriage certificate (if applicable)
Birth certificates (if applicable)

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Guide to Obtaining Greek Residency

Live Borderless

A Fast Track to Residence Permit
Investment from €250,000
Required Documentation
Expert Tips for Submitting Your Application

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Why Choose Astons?

A Strong Presence in Greece

Our large, dedicated team in Athens ensures local expertise and personalised support at every step.

Full-Service Support in Greece

From airport pickup to relocation, we take care of every detail.

In-House Legal Experts

Work confidently with our own lawyers licensed by the Athens Bar Association.

Exclusive Property Portfolio

Access handpicked, luxury projects eligible for the Golden Visa—exclusively for Astons clients.

Award-Winning Excellence

Astons is a recipient of the European Property Awards as the Best Real Estate Agency in Greece and a winner in the categories of Best European Citizenship Advisor and Best Full-Service Investment Immigration Firm.

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How to Get a Greece Golden Visa: 6 Steps and Timeline

Your EU Residency by Investment Timeline

Getting a Greece Golden Visa takes from 4 months from property purchase to residence card. We provide expert guidance at every stage of the Greek residency process, ensuring you are supported with care, transparency, and precision. Our dedicated team in Athens works closely with you to prepare and submit your application successfully.

Consultation with an Astons immigration specialist

Within 24 hours, we carry out a preliminary background check to assess the investor’s eligibility for Greece’s residency by investment program. Our experts will help you choose the best option for you to maximise the value of your investment.

Select & secure your property

We will prepare a tailored selection of properties based on your preferences and budget. Applicants can visit Greece to view properties in person, or if travel is not possible, we can arrange virtual viewings. The investor can then select and reserve a property by paying a deposit of 10% of the purchase price.

Finalise the purchase & complete registration

At this stage, the final purchase agreement is signed with a notary and the transaction is registered in the land registry. It is not necessary to travel to Greece — a Greek lawyer can handle this based on a power of attorney. The investor must pay the full amount under the purchase agreement, as well as taxes, government fees, and obtain health insurance.

Submit the residence permit application

After applying for a residence permit, the investor and their family members receive a temporary residence document in Greece – the White Paper. This document allows them to enter the country freely without a Schengen visa.

Biometrics submission

Only one visit to Greece is required during the Golden Visa application process: to attend the biometrics appointment and provide fingerprints and a photograph. The remaining application steps can be handled remotely through an authorised Astons representative.

Approval & permit delivery

Astons’ Greek lawyer will collect the residency cards and send them to your residential address.

Visa-Free Countries with Greek Golden Visa

Easy Travel to 29 Destinations

Greek residency by investment offers the chance to travel freely within the Schengen zone without the need for visa applications or any restrictions. This allows for complete freedom to arrange business trips at any time without prior planning, or a spontaneous family vacation to any of the amazing destinations in Europe.

Austria
Belgium
Bulgaria
Croatia
Czech Republic
Denmark
Estonia
Finland
France
Germany
Greece
Hungary
Iceland
Italy
Latvia
Liechtenstein
Lithuania
Luxembourg
Malta
Netherlands
Norway
Poland
Portugal
Romania
Slovakia
Slovenia
Spain
Sweden
Switzerland

View Full Country List

Frequently Asked Questions about Greek Golden Visa

What will I get for the minimum investment required for Greek residency?

The investor receives a Golden Visa, which grants a renewable residence permit for five years, the right to travel freely across the Schengen Area (up to 90 days within any 6-month period), access to favourable tax regimes, the opportunity to earn rental income from the property, and access to the excellent healthcare and education systems in Greece.

Nasos Fousias

Head of Property Department in Greece

Can I include family members in my residency application?

Yes, the program allows you to include family members in your residency application. You can add your spouse, children under 21, and parents (both yours and your spouse’s) — allowing your whole family to obtain residency without additional investments.

Nasos Fousias

Head of Property Department in Greece

How quickly can I obtain residency through investment?

Obtaining a residence permit through investment in Greece typically takes as little as 4 months. This fast processing time makes the program one of the quickest and most attractive options for investors, allowing them to enjoy the benefits of European residency without long waits.

Nasos Fousias

Head of Property Department in Greece

Can I open a business with Greek residency?

Yes, holders of a Greek residence permit can open a business in Greece. Residency status also makes it easier to access European banking services and financial tools, supporting business activities both in Greece and across the EU.

Nasos Fousias

Head of Property Department in Greece

What do I need to do to obtain Greek citizenship after getting residency?

To qualify for citizenship, the investor must live in Greece for at least seven years and pass an exam covering Greek language, culture, history, and the political system.

Nasos Fousias

Head of Property Department in Greece

Is it possible to recover my investment after buying property for residency purposes?

No, you can only sell the property and recover your investment if you do not intend to renew your residency permit, or if you have already obtained Greek permanent residency or citizenship. You can apply for citizenship after seven years of living in the country.

Nasos Fousias

Head of Property Department in Greece

Can I rent out my property in Greece under the Golden Visa program?

Yes, you can rent out your property on a long-term basis and generate stable rental income. However, short-term rentals (such as Airbnb or similar platforms) are not permitted for properties used to obtain a Greece Golden Visa.

Nasos Fousias

Head of Property Department in Greece

Can I buy multiple properties in Greece to qualify for a Golden Visa?

It depends on the investment category. For standard thresholds (€400,000 and €800,000), the investment must be in a single property of at least 120 m². However, under the €250,000 category (for property conversions or restoration projects), purchasing multiple units is allowed.

Nasos Fousias

Head of Property Department in Greece

Can I apply for the Greece Golden Visa remotely?

Yes, the entire process can be arranged remotely. Astons can handle every step on your behalf through a Power of Attorney, with full support from our Athens-based office — from property selection and legal checks to application submission. Your presence in Greece is only required for biometric data submission.

Nasos Fousias

Head of Property Department in Greece

What are the requirements for a Greece Golden Visa?

The main requirements are non-EU citizenship, a qualifying investment of at least €250,000 (€400,000 or €800,000 depending on location), a clean criminal record, and Greek health insurance. Spouses, children under 21 and parents of both spouses can be included without additional investment.

Nasos Fousias

Head of Property Department in Greece

How much does a Greece Golden Visa cost in total?

On top of the property price, budget about 5.5–6% for taxes and fees: 3.09% transfer tax, 0.6% land registry fee and about 1.5% notary fee plus VAT. The government fee is €2,000 for the main investor and €150 per adult family member. Health insurance starts at €150 per person.

Nasos Fousias

Head of Property Department in Greece

Which areas of Greece require €800,000?

The €800,000 threshold applies to the whole Attica region (Athens, Piraeus and the Athens Riviera), Thessaloniki, Mykonos, Santorini and any island with more than 3,100 residents, including Crete. Everywhere else the minimum is €400,000. Conversion and restoration projects qualify from €250,000 in any location.

Nasos Fousias

Head of Property Department in Greece

Is the €250,000 Greece Golden Visa still available?

Yes. Qualifying commercial-to-residential conversions and listed properties for restoration offer access to the Greece Golden Visa from €250,000 anywhere in the country, including Athens, with no minimum floor area requirement. Buyers can choose from newly renovated homes with modern interiors and energy-efficient features in prestigious locations, combining a desirable place to live with the option of long-term rental income.

Nasos Fousias

Head of Property Department in Greece

Does a Greece Golden Visa make me a Greek tax resident?

No. The Golden Visa does not create Greek tax residence by itself. You become a Greek tax resident if you spend more than 183 days a year in Greece or move your centre of vital interests there. Tax residents can apply for the non-dom regime: a flat €100,000 annual tax on foreign income.

Nasos Fousias

Head of Property Department in Greece

Can I work in Greece with a Golden Visa?

No. A Greece Golden Visa does not permit salaried employment or self-employment. Holders can establish a company, own shares and receive dividends, but cannot work for the company or act as its legal representative or an executive board member. Family members holding permits under the program are also not entitled to work. To take up employment, you must obtain a residence permit that authorises it.

Nasos Fousias

Head of Property Department in Greece

Can US and UK citizens apply for the Greece Golden Visa?

Yes. US citizens and, since Brexit, UK citizens are non-EU nationals and are fully eligible on the same terms. US citizens should plan taxes carefully: the US taxes worldwide income regardless of residence, though a Golden Visa alone does not make you a Greek tax resident.

Nasos Fousias

Head of Property Department in Greece

How long does the Greece Golden Visa last?

The Greece Golden Visa is issued for 5 years and can be renewed for further 5-year periods indefinitely, as long as you keep the qualifying investment. There is no minimum stay. Children who turn 21 can receive their own residence permit. This autonomous permit is valid for 3 years, until age 24, and is available to children who already hold a family residence permit under the program. After that, they must qualify for another residence category to remain in Greece.

Nasos Fousias

Head of Property Department in Greece

Can I sell my property and keep the Golden Visa?

Your Greece Golden Visa is tied to maintaining the qualifying investment. Under Article 100(8) of Law 5038/2023, selling the property to another non-EU buyer who obtains a Golden Visa results in revocation of your own permit. You should therefore not assume that it will remain valid until its expiry date.

Nasos Fousias

Head of Property Department in Greece

What changes to the Greece Golden Visa are expected in 2027?

Greece is planning to increase the property transfer tax for non-EU buyers from 3% to 15%, with a proposed start date of 1 July 2027. On a €400,000 property, this would mean approximately €48,000 in additional tax. The proposal has not yet become law, but buyers considering a Golden Visa investment may wish to factor the potential increase into their purchase timeline.

Nasos Fousias

Head of Property Department in Greece

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Fantastic service!! The team at Astons is highly knowledgeable and dedicated, they pay extra care and attention to the finer details of your matter. Worth every penny, I would definitely be returning to them in the future and would recommend them to a friend.

Baron J Benson

Thanks to Inessa and her highly professional and kind help, my visa application was successful.
She carefully dealt with my questions and gave me very detailed and helpful advice.
Even after the consultation, she helped me with my further questions.
I am so grateful for her help. If you have concerns or questions about your visa application, I recommend you to contact Inessa!

Bomi Choi

Tamara made the property search straightforward, and the residency application was submitted without any delays. The overall experience was smooth.

nargesfakhriani

Working with Astons was a fantastic experience! They made the complicated process of citizenship by investment so easy to navigate

Barbara O.

“I recommend Astons
The best in the business! All stages with this company were quite easy and I was able to obtain citizenship. Astons lawyers know all the subtleties, so problems are excluded. Obtained citizenship in about a year.
“

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I wanted to ensure my children could get a European education. Out of the available options, Greece stood out — a beautiful country with a great climate and strong universities, plus a calm lifestyle. I reached out to Astons on a business partner’s recommendation and was very pleased. I was met at the airport, guided throughout the trip, and shown various neighborhoods while house hunting. The residency process went smoothly — thank you for your professionalism. My kids now attend an international school, and we’re all very happy!

Julia B

I decided to move as soon as I retired, I wanted to live in a warm European country, in my own apartment with a good view, and close to the sea. I chose Astons because a partner had received citizenship through them and recommended them highly. On consultation, I chose Greece, I was pleased I could buy directly in Athens with residency included, and surprisingly, it was affordable. Everything was arranged quickly, including a property viewing trip. Now I enjoy the view of the Acropolis from my window, and the sea is just 20 minutes away. I am extremely satisfied.

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Our Licenses

Licensed Legal Services in Greece

Astons attorneys are licensed members of the Athens Bar Association authorised to provide legal services in Greece. These include assisting clients with real estate acquisitions and obtaining residence permits.

Authorised Marketing Agent for Sao Tome and Principe CBI Program

We are permitted to promote, market, and assist our clients in obtaining Sao Tome and Principe citizenship. We are licensed to submit applications to the government under the program.

Official Partner of Vanuatu CBI Program

Astons is a trusted partner of Vanuatu Citizenship by Investment Program, dealing directly with official representatives.

Agent for Saint Lucia CBI Program

We provide end-to-end support for the Saint Lucia Citizenship by Investment Program, from investment selection to document preparation and coordination with authorised local representatives.

Agent for Grenada CBI Program

Astons advises applicants pursuing Grenada citizenship, providing tailored investment guidance, comprehensive file preparation, and coordination with government-recognized agents throughout the process.

Agent for Antigua and Barbuda CBI Program

Astons supports clients under the Antigua and Barbuda Citizenship by Investment Program by structuring the optimal investment route, preparing the full application package, and working closely with authorized local partners.

Authorised Agent for Nauru CBI Program

Astons is officially licensed to promote the program and assist with applications for Nauru citizenship.

Authorised Agent for El Salvador CBI Program

Astons is officially licensed to provide agency services and assist with applications for El Salvador citizenship.

Agent for Dominica CBI Program

Our team assists investors in obtaining citizenship through the Dominica program, ensuring accurate documentation, strategic guidance, and smooth communication with approved representatives.

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