In short
Greece's golden visa needs one property of at least 120 m²: €800,000 in Attica (including Athens), Thessaloniki, Mykonos, Santorini and every island with more than 3,100 residents, and €400,000 elsewhere. €250,000 is possible only for converting a commercial building to residential use or restoring a listed building. The permit lasts 5 years, is renewable while you keep the property, needs no minimum stay and does not allow work. Short-term rental of the property is banned (€50,000 fine and loss of the permit). Your spouse, children under 21 and both spouses' parents can be included. The permit fee is €2,000 plus €16 for the card.
Greece golden visa: key facts
Last verified 28 September 2026| Golden visa (real estate) | €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents; €400,000 elsewhere; one property of at least 120 m²# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds |
|---|---|
| Golden visa: €250,000 option | Only for converting a commercial building to residential use or restoring a listed building — anywhere in Greece# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance |
| Golden visa: permit | 5 years, renewable while you keep the investment; no minimum stay; no right to work# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds · Mitos (gov.gr): golden visa, change of use — initial issuance |
| Golden visa: short-term rental | Banned — Airbnb-style rental of the property means a €50,000 fine and loss of the permit; long-term leases are allowed# Source: Law 5038/2023 art. 100 (Migration Code): golden visa real-estate thresholds |
| Golden visa: family | Spouse or registered partner, unmarried children under 21 and the parents of both spouses# Source: Uglobal: eligible parents in the Greek golden visa |
| Golden visa: fees | €2,000 permit fee plus €16 for the card; €150 per adult family member# Source: Mitos (gov.gr): golden visa — initial issuance, fees and timing |
| Golden visa: processing | The law sets 2 months from a complete file; in practice many applications take 6–12 months estimate# Source: Mitos (gov.gr): golden visa — initial issuance, fees and timing |
| Golden visa: other investments | €500,000 in a Greek company, government bonds, a bank deposit or a REIC; €350,000 in funds investing in Greece# Source: Law 5038/2023 art. 99 (Migration Code): other investment routes |
| Citizenship | 7 years of legal, continuous residence (usually after long-term residence; 12 years on other permits); PEGP exam (B1 Greek + civics, €150); fee €550; dual citizenship allowed# Source: Mitos (gov.gr): naturalisation of foreign nationals · gov.gr: PEGP naturalisation knowledge exam · US Department of State: dual nationality |
| €100 | €100,000 a year on all foreign income (+€20,000 per family member) for up to 15 years; needs €500,000 invested in Greece# Source: Income Tax Code art. 5A: €100,000 flat tax for new residents · PwC Tax Summaries: Greece — individual tax incentives |
| US tax | US citizens stay taxable in the US on worldwide income; Greek tax can be credited, but the 7% regime does not lower your US tax# Source: IRS: US citizens and resident aliens abroad |
Not American?
Canadians, Australians, Brits and other non-EU citizens: the same rules apply
The golden visa is the same for every non-EU investor, so Canadians, Australians, New Zealanders and Brits apply exactly as described here. Only a few points differ:
- Canada
- Australia
- New Zealand
- United Kingdom
- Japan
- South Korea
- + other visa-free countries
| Short stays | 90 days in any 180-day period (Schengen); the Entry/Exit System registers your entries since April 2026. |
|---|---|
| Home-country tax | US citizens remain taxable in the US on rent and gains from Greek property and must report Greek accounts (FBAR, FATCA); most other nationals are taxed only where they live. |
| Documents from abroad | Need an apostille; the US, Canada (since 11 Jan 2024), the UK, Australia and NZ issue them.Source: HCCH: Apostille Convention status table |
At a Glance
Greece Golden Visa in Numbers
Why Greece
Why Investors Choose the Greece Golden Visa
Greece's golden visa combines real property ownership with EU residence for the whole family and no obligation to live in Greece. It does not give the right to work, and holding it from abroad does not count toward citizenship.
No Minimum Stay
5-year permit · Schengen travel · Renewable
You do not have to spend any days in Greece to keep or renew the permit. The card lets you travel visa-free in the Schengen area for up to 90 days in any 180.
One Investment, Whole Family
Spouse · Children under 21 · Parents of both spouses
Your spouse or registered partner, unmarried children under 21 and the parents of both spouses can get permits that last as long as yours. Parents do not have to prove they depend on you.
2026 Investment Thresholds
Greece Golden Visa: Real Estate Thresholds
Since 31 August 2024, the minimum depends on the location and type of property. You must buy a single property, pay the full price through a Greek bank before applying, and own it free of charges or liens.
| Location / category | Minimum and key rules |
|---|---|
| Premium zones €800,000 | The Attica region (including Athens), the Thessaloniki regional unit, Mykonos, Santorini and every island with more than 3,100 residents. One property of at least 120 m². Large islands such as Crete, Evia, Rhodes and Corfu are likely in this zone — confirm for each property. |
| All other areas €400,000 | The rest of Greece. One property of at least 120 m². |
| Conversion or listed building €250,000 | Anywhere in Greece, but only for converting a commercial building to residential use (completed before applying) or restoring a listed building. No minimum size, and no business use of the property. |
| Rental Long-term only | Short-term (Airbnb-style) rental or subletting is banned — €50,000 fine and loss of the permit. Long-term leases are allowed. |
Thresholds under Article 100 of the Migration Code (Law 5038/2023, as amended in 2024). Source: Law 5038/2023 art. 100 · Ministry circular, Sept 2024
Other investment routes
Instead of property you can invest €500,000 in a Greek company, Greek government bonds, a one-year Greek bank deposit or a real-estate investment company (REIC), €350,000 in a mutual or alternative fund investing in Greece, or €800,000 in listed securities.
The golden visa still offers real property and EU residence with no stay requirement — but in 2026 that means €400,000 or more, and no holiday rentals.
Step by Step
The Greece Golden Visa Application Process
Get your AFM and check the property
Get a Greek tax number (AFM) — free, online for non-residents — and open a Greek bank account. Your lawyer checks title, charges, planning status and whether the property qualifies in its zone.
Buy and pay in full
Sign the purchase at a notary, pay the full price through a Greek bank and register the property. You need a certificate that it is free of charges.
Apply online
Your lawyer files the application on the Ministry of Migration platform. You can enter Greece visa-free to give biometrics. The certificate of application lets you stay legally while you wait.
Receive and renew your permit
The law sets 2 months for a decision, but many cases take 6–12 months. The permit fee is €2,000 plus €16 for the card, and €150 per adult family member. Renew every 5 years by showing you still own the investment.
Why Partner with Us
Our Greece Golden Visa Service
Zone and property checks
We confirm which threshold applies to your property before you commit.
Legal due diligence
Title, charges, planning compliance and the 120 m² rule — checked by Greek lawyers.
Application and renewals
AFM, bank account, online filing, biometrics and renewal every 5 years.
US tax coordination
FBAR, FATCA and US tax on Greek rent and gains, with your US adviser.
Key Considerations
What to Know Before You Apply
Older articles quote €250,000
Until 2023 the general threshold was €250,000. Since 31 August 2024 it is €400,000 or €800,000, and €250,000 is only for conversions and listed buildings.
Rental income means long-term leases
Short-term rental is banned by law. Plan your returns on long-term tenants — and for conversion properties, no business use at all.
The permit does not allow work
You may own shares and sit on a board, but you cannot take a job in Greece on this permit.
Citizenship needs real residence
Greek citizenship requires 7 years of continuous residence (usually after long-term residence) and the PEGP exam. Holding a golden visa from abroad does not count.
US tax still applies
Rent and gains from Greek property are taxable in the US, and Greek accounts must be reported. If you move, Greece's €100,000 flat tax on foreign income needs a €500,000 investment, which a golden visa purchase can help meet — get cross-border advice.
The Greece golden visa is right for you if
- You want EU residence and Schengen travel without having to live in Greece.
- You can invest €400,000 or more (€800,000 in Athens and other premium zones).
- You want to include your spouse, children under 21 and parents.
- You plan long-term rental or personal use — not holiday lets.
FAQ
Frequently asked questions
What is the minimum investment for the Greece golden visa in 2026?
€800,000 for one property of at least 120 m² in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents; €400,000 elsewhere. €250,000 applies only to converting a commercial building to residential use or restoring a listed building.
Can I rent out my golden visa property?
Only on long-term leases. Short-term or Airbnb-style rental is banned by law, with a €50,000 fine and loss of the permit. Conversion properties may not be used for business at all.
Do I have to live in Greece?
No. There is no minimum stay to keep or renew the permit. But golden visa years spent outside Greece do not count toward citizenship.
Which family members can be included?
Your spouse or registered partner, unmarried children under 21 and the parents of both spouses. Each gets a permit valid as long as yours; €150 per adult family member.
How long does the golden visa take?
The law sets 2 months from a complete application, but many cases take 6–12 months. The certificate of application lets you stay in Greece legally while you wait.
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