Greece Golden Visa: Step-by-Step Guide to Requirements, Costs & Process (2026)

Quick answer: the Greece Golden Visa is still open in 2026 and remains one of the few European residency-by-investment programs you can qualify for through real estate. Investment thresholds start at €250,000 and go up to €800,000 depending on the property's location and type. The permit lasts five years, is renewable, covers your spouse, children, and parents, and requires no minimum stay. Here's how it works.

How Much Do You Need to Invest for the Greece Golden Visa?

Greece uses a zone-based system for property investments:

• €800,000 — Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents
• €400,000 — the rest of Greece
• €250,000 — commercial-to-residential conversions and restoration of listed buildings

For the €400,000 and €800,000 routes, the investment is generally a single property of at least 120 m². Greece also accepts certain non-property investments, such as qualifying investment funds, government bonds, and business investments, each with its own minimum amount.

Who Is Eligible?

The main applicant must be a non-EU national with a clean criminal record, who can document the source of the investment funds and holds health insurance. Family members included in the application typically cover:

• Spouse or registered partner
• Unmarried children below the age limit set by the program
• Parents of both spouses

No additional property investment is required for family members; each adult has their own application fees and documents.

Step-by-Step Process

Step 1: Choose your investment route and location. The zone you buy in decides the threshold, so this is the first decision to make.

Step 2: Get a Greek tax number and open a Greek bank account. Both are normally needed to complete the purchase and move funds.

Step 3: Verify the property and its legal status. Check title, building permits, and any restrictions before paying anything. For the €400,000 and €800,000 tiers, confirm the property meets the minimum size.

Step 4: Sign the purchase and complete the transfer. The funds must be transferred through the banking system, with documentation of where the money comes from.

Step 5: Prepare your application. This usually includes passports, proof of investment, health insurance for everyone, criminal record certificates (apostilled and translated where required), and proof of relationship for family members.

Step 6: Submit the application and attend your biometrics appointment. Most applications are filed digitally, with biometrics taken at the relevant immigration office.

Step 7: Receive your five-year residence permit. Processing times vary: most sources point to about 3–6 months from a complete file, although this can be longer when volumes are high.

What Does the Greece Golden Visa Cost Beyond the Investment?

The headline threshold is only part of the budget. Plan for:

• Purchase taxes, notary, and legal fees on top of the property price
• Government application fees, which are small compared with the investment and increase with each additional adult family member
• Translations, apostilles, and health insurance
• Ongoing property taxes and maintenance

Do You Have to Live in Greece?

No. The program requires no minimum stay to keep the permit valid. Citizenship, however, is a separate path: it is not automatic with the Golden Visa and requires a longer period of actual residence and meeting the naturalization requirements, so don't assume the visa alone leads to a passport.

Can You Rent Out the Property?

Many investors plan rental income, but restrictions can apply to certain properties and routes, including limits on short-term rental use. Check the rules for your specific property before relying on rental yield.

Greece vs Portugal and Malta

Real estate no longer qualifies for the Golden Visa in Portugal or Spain, which is why Greece attracts so much interest from property-focused investors. For a side-by-side look at how the programs differ, see our comparison of the Golden Visa in Portugal, Greece, and Malta.

Common Mistakes to Avoid

• Buying in the wrong zone: a property just inside a high-demand zone can require double the investment.
• Skipping due diligence: title, permits, and property size problems can disqualify an otherwise correct investment.
• Treating the Golden Visa as citizenship: it grants residency, not a passport.
• Relying on outdated thresholds: Greece raised its requirements in 2024, and rules can change again.

The Bottom Line

The Greece Golden Visa remains one of Europe's most accessible residency-by-investment options, especially outside the high-demand zones. Getting the location, property checks, and documentation right from the start saves months and avoids costly mistakes.

Considering the Greece Golden Visa? Contact MAROLE & Partners for a personalized case evaluation.