Greece’s Golden Visa program remains one of Europe’s most sought-after residency-by-investment schemes — despite significant threshold increases in 2023 and 2024. It offers a direct path to Greek (and Schengen) residency for non-EU nationals who invest in Greek real estate or other qualifying assets. Here is everything you need to know for 2026.
What Is the Greece Golden Visa?
The Golden Visa (Χρυσή Βίζα) grants a 5-year renewable residence permit to non-EU nationals and their families who make a qualifying investment in Greece. It does not require you to live in Greece — there is no minimum stay requirement — making it attractive as a pure residency-and-investment play. After 7 years of residence you can apply for Greek citizenship.
2026 Investment Thresholds
Greece introduced tiered thresholds in 2024 to cool the property market in high-demand areas. The current thresholds for real estate investment are:
| Zone | Minimum Investment | Areas |
|---|---|---|
| Tier 1 (High demand) | €800,000 | Attica region, Thessaloniki, Mykonos, Santorini, islands with population >3,100 |
| Tier 2 (Standard) | €400,000 | All other areas of Greece |
| Converted buildings | €250,000 | Commercial property converted to residential use, or restoration of listed buildings (any location) |
Important: The investment must be in a single property. Pooling multiple lower-value properties to reach the threshold is not permitted under current rules.
Non-Real-Estate Investment Routes
| Investment Type | Minimum |
|---|---|
| Capital contribution to a Greek company | €400,000 |
| Greek government bonds | €400,000 |
| Shares or bonds of real estate investment companies (REITs) | €400,000 |
| Bank deposit at a Greek credit institution | €400,000 |
| Investment in a venture capital fund or PE fund in Greece | €400,000 |
Who Can Apply?
- Non-EU/EEA nationals (EU citizens do not need the Golden Visa — they have free movement rights)
- Applicants must be 18 or older
- No criminal record
- Proof of health insurance in Greece (required for the permit)
- Investment must be fully completed and documented before application
What the Golden Visa Gives You
- 5-year renewable residence permit for the main applicant
- Same permit extended to spouse/partner, children under 21, and parents of both applicant and spouse
- Visa-free travel throughout the 27 Schengen Area countries
- Right to live, work and study in Greece (though most holders do not relocate)
- Path to Greek citizenship after 7 years of actual residency
- No minimum stay requirement to maintain the permit
The Application Process: Step by Step
- Obtain a Greek AFM (tax number) — required for all property transactions. See our guide on how to get your AFM in Greece.
- Open a Greek bank account — required to complete the property purchase. See our bank account guide.
- Complete the investment — sign the purchase contract before a Greek notary; transfer funds through the Greek banking system.
- Apply for the Golden Visa — submit your application to the Ministry of Migration & Asylum (Υπουργείο Μεταναστευτικής Πολιτικής) in person at the relevant Regional Authority, or via a licensed representative.
- Biometrics appointment — attend in person for fingerprinting and photo.
- Receive your residence card — currently takes 2–6 months after submission.
Key Documents Required
- Valid passport (valid for at least 3 months beyond visa period)
- 4 passport photos
- Property purchase contract and title deed
- Proof of investment payment
- Health insurance policy valid in Greece
- Clean criminal record certificate (apostilled) from your home country
- Proof of AFM registration
- Application fee: €2,000 for the main applicant + €150 per family member
Timeline
| Stage | Estimated Time |
|---|---|
| Property search and due diligence | 1–3 months |
| AFM registration + bank account opening | 2–4 weeks |
| Property purchase (notarial completion) | 1–2 months |
| Application preparation and submission | 2–4 weeks |
| Permit processing and issuance | 2–6 months |
| Total from start to permit | 6–12 months |
Golden Visa vs Digital Nomad Visa: Which Is Right for You?
| Golden Visa | Digital Nomad Visa | |
|---|---|---|
| Minimum investment | €250,000–€800,000 | None |
| Income requirement | None | €3,500/month |
| Stay requirement | None | Must actually live in Greece |
| Work in Greece | Permitted | Only for foreign employers |
| Family included | Yes (extensive) | Yes (immediate family) |
| Path to citizenship | Yes (7 years) | Yes (if you become tax resident) |
Read our full guide to the Greek Digital Nomad Visa for a complete comparison. For tax implications of either route, see our Greek tax guide for expats.
Property Market Context
Athens remains one of Europe’s most dynamic property markets. Prime areas like Kolonaki, Glyfada, and the southern Athenian Riviera have seen 15–25% price appreciation over 2023–2025. The new €800,000 threshold in Attica has pushed some Golden Visa demand toward the Peloponnese, Crete, and Thessaloniki, where the €400,000 threshold applies and values offer better long-term growth potential.
Golden Visa property can be rented out through short-term platforms (Airbnb, Booking.com), which many investors use to generate income. Factor in rental income management costs (typically 20–30% of gross revenue to a management company) when calculating your net yield.
