Greece vs. Spain Golden Visa (2026)
These programs once competed directly for the same real estate investor. Since Spain permanently ended its property route in April 2025, they now serve entirely different profiles. The key question is simple: do you want to own real estate, or invest in financial assets?
| Feature | Greece Golden Visa | Spain Golden Visa |
|---|---|---|
| Real estate investment? | Yes — €250k–€800k Open | No Closed Apr 2025 |
| Financial investment option? | No | Yes — €1M+ (shares, funds, deposits) |
| Government bonds option? | No | Yes — €2M |
| Minimum stay requirement | None — zero days | None — zero days |
| Path to citizenship | 7 years | 10 years |
| Language for citizenship | B1 Greek (different alphabet) | A2/B1 Spanish (Latin alphabet) |
| Dual citizenship allowed? | Yes | Generally no (limited exceptions) |
| Children included up to age | 21 (hard cutoff) | 26 (if dependent) |
| Processing time | 3–6 months | 4–8 months |
Spain Closed Its Real Estate Route — April 2025
Spain's Golden Visa property route ended permanently on 3 April 2025 under Organic Law 1/2025. The government cited housing affordability pressures in high-demand cities as the principal rationale. The €500,000 property investment pathway is no longer available for new applicants. Existing holders can still renew, provided they maintain their original investment.
Spain — Remaining Golden Visa Routes (2026)
| Investment Type | Minimum | Key Details |
|---|---|---|
| Shares in Spanish companies | €1,000,000 | Listed or unlisted companies with real business activity in Spain. |
| Investment funds | €1,000,000 | Venture capital or closed-end funds established in Spain. |
| Bank deposits | €1,000,000 | Deposits in Spanish financial institutions. |
| Government bonds | €2,000,000 | Spanish public debt securities. |
| Business projects | Varies | Job creation, socio-economic impact, or scientific innovation. Assessed case by case. |
| Real estate | Closed | Ended 3 April 2025 under Organic Law 1/2025. No longer available. |
Greece: A Three-Tier Real Estate System, Fully Available
Greece's Golden Visa remains one of Europe's most accessible residency-by-investment programmes for property buyers. Unlike Spain, Greece has kept its real estate route fully open, with a tiered structure introduced in September 2024 that reflects location desirability.
- Real estate (€250k–€800k) — still fully available. You own a physical European property.
- Commercial conversions (€250k) — lowest entry point, anywhere in Greece.
- Zero minimum stay requirement — residency without needing to visit.
- Faster citizenship (7 years) — three years shorter than Spain's 10-year requirement.
- No financial investment fund route available.
- Shares / funds / deposits (€1M) — financial investment route remains active.
- Government bonds (€2M) — highest minimum, lowest risk.
- Easier language (A2/B1 Spanish) — Latin alphabet, closer to English.
- Children up to age 26 — broader family inclusion than Greece's 21 cutoff.
- Real estate route permanently closed April 2025.
Greece Wins on Timeline — Spain Wins on Language
For investors whose ultimate goal is an EU passport, both the timeline and language requirements matter enormously. Greece offers a faster route; Spain offers an easier one.
- Language: B1 Greek — intermediate level. Different 24-letter alphabet.
- B1 Greek typically takes 2–4 years of serious study for English speakers
- Physical presence: no minimum stay required for Golden Visa
- Processing after application: 12–24 months
- Dual citizenship: fully allowed
- Language: A2 or B1 Spanish — Latin alphabet, far more English cognates
- A2/B1 Spanish achievable in 1–2 years for most motivated English speakers
- Physical presence: no minimum stay required for Golden Visa
- Processing after application: 12–24 months
- Dual citizenship: generally not allowed (limited exceptions for Latin American nationals)
Both Offer Zero Minimum Stay — Maximum Flexibility
Neither Greece nor Spain requires you to live in the country to maintain your Golden Visa. This is a major advantage both programs share. You can hold EU residency while remaining based in the United States — travelling to Europe as you choose, not as required.
| Residency Feature | Greece | Spain |
|---|---|---|
| Minimum days per year | None — zero days | None — zero days |
| Total days over 5 years | 0 days | 0 days |
| Renewal in person? | Yes — every 5 years | Yes |
| Creates tax residency? | No (183+ days triggers tax residency) | No (183+ days triggers tax residency) |
Both programs offer the same maximum flexibility — EU residency without the obligation to live there. This makes both particularly suitable for American investors who want European optionality without disrupting their primary life in the US.
Spain Includes Children to Age 26 — Greece Cuts Off at 21
For families with college-aged children, this is a meaningful practical difference. Both programs include spouses and financially dependent parents. The child age cutoff separates them.
| Family Member | Greece | Spain |
|---|---|---|
| Spouse or registered partner | Yes | Yes |
| Children — age cutoff | Up to 21 (hard cutoff, unmarried and dependent) | Up to 26 (if unmarried and financially dependent / studying) |
| Parents of either spouse | Yes (if financially dependent) | Yes (if financially dependent) |
| Same-sex spouses | Yes | Yes |
| Siblings | No | No |
For families with children aged 21–26 still in university or graduate school, Spain's cutoff provides a meaningful practical advantage. Greece's hard 21-year cutoff means a 22-year-old still in college cannot be included in the application — a common frustration for US families with multiple children.
Alternative Spanish Residency Routes — Non-Golden Visa
Spain remains fully open to foreign buyers and residents through pathways outside the Golden Visa. You can still buy property in Spain freely as a foreign national — there is no restriction on ownership — but residency requires a separate visa application.
| Visa Type | Best For | Key Requirement |
|---|---|---|
| Digital Nomad Visa | Remote workers | Foreign income from non-Spanish sources. Up to 5 years residency. |
| Non-Lucrative Visa | Retirees / passive income | Proof of sufficient funds; no work in Spain permitted. |
| Entrepreneur Visa | Business founders | Innovative business plan with demonstrated economic impact. |
| Work Permit | Employed professionals | Job offer from a Spanish employer. |
Which Golden Visa Is Right for You?
The decision comes down to one question: do you want to own real estate, or invest in financial assets? Spain's property route is closed. Everything else — citizenship speed, language difficulty, family inclusion — flows from the investment type you prefer.
- You want to buy real estate in Europe — Spain's property route is permanently closed
- You're comfortable with a €250k–€800k property investment depending on location
- You want faster citizenship — 7 years vs. Spain's 10
- Zero minimum stay matters — Greece requires no annual visits
- You want dual citizenship (Greece allows it; Spain generally does not)
- You already love Greece and want a tangible European asset there
- You prefer financial investments — shares, funds, or bank deposits at €1M+
- You want the easier language requirement for citizenship (A2/B1 Spanish vs. B1 Greek)
- You need to include children aged 21–26 — Spain allows it; Greece does not
- You want to pursue an alternative residency route (Digital Nomad, Non-Lucrative, Entrepreneur)
- You want to buy property in Spain — you can do so freely, just without a Golden Visa
| Priority | Winner |
|---|---|
| Real estate investment | Greece (Spain's real estate route is permanently closed) |
| Financial investment option | Spain (€1M+ shares/funds/deposits — Greece has no fund route) |
| Lower minimum investment | Greece (€250k via conversions vs. Spain's €1M financial minimum) |
| Faster EU citizenship | Greece (7 years vs. Spain's 10) |
| Easier language for citizenship | Spain (Latin alphabet, more cognates — far more accessible for English speakers) |
| No minimum stay requirement | Both (zero days in both programs) |
| Children up to age 26 | Spain (Greece cuts off at 21) |
| Dual citizenship allowed | Greece (Spain generally does not allow dual citizenship) |
| Tangible asset ownership | Greece (you own real property in Europe) |
| Processing time | Greece (3–6 months vs. Spain's 4–8 months) |
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If Greece Golden Visa is your direction
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If Spain is still your direction (financial investment route)
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