In short
The real estate route 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, €400,000 elsewhere. €250,000 is possible only when you convert a commercial building to residential use or restore a listed building. You pay the full price through a Greek bank, the property must be free of charges, and short-term (Airbnb-style) rental is banned — a €50,000 fine and loss of the permit. The permit lasts 5 years, has no minimum stay and covers your spouse, children under 21 and both sets of parents, but it does not allow work and years spent abroad do not count toward citizenship.
Greece real estate route: 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: 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: 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: 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 |
| Tax number (AFM) | Free; non-residents can apply online with a myAADE video call — before you move# Source: AADE: tax number (AFM) for non-residents · AADE: tax guide for non-residents (Jul 2025) |
| 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 |
| Long-term residence | After 5 years; absences of at most 6 months in a row and 10 months in total; Greek language and civics, income and insurance needed# Source: AIDA (ECRE): long-term residence in Greece |
| 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 |
| Investment permanent residence | Regulation 6(2): at least €300,000 (excl. VAT) in new residential property, other real estate, a Cypriot company with 5+ staff, or Cyprus investment funds# Source: Chambers: amendments to the permanent residency by investment criteria (2023) · Philippou Law: Cyprus permanent residence by investment, Regulation 6(2) · M. Hadjitofi: revised permanent residency by investment scheme |
| Permanent residence by investment (MPRP) | €60,000 admin fee, €37,000 contribution, €2,000 donation, plus a €375,000 property purchase or €14,000/year rent for 5 years; assets of €500,000 (€650,000 with fewer financial assets)# Source: BDO Malta: MPRP amendments · KPMG Malta (licensed agent): MPRP · Dixcart: MPRP key facts |
| Golden visa (ARI) | Five routes in 2026: €500,000 in qualifying non-real-estate funds, €500,000 research, €250,000 culture, €500,000 company capital with 5 jobs, or 10 jobs; real estate and €1.5M capital transfer closed since October 2023# Source: Lei 23/2007 consolidated text (PGD Lisboa) art. 3 · Lei 56/2023: Diário da República |
| Citizenship | 8 years (7 of the last 10 + the final 12 months continuous), Greek B1 and the "Knowledge of Contemporary Cyprus" exam; dual citizenship allowed# Source: KPMG Cyprus: revised rules for citizenship based on years of residence · European Commission: Cyprus new citizenship legislation (2024) |
| Long-term residence | EU long-term resident status after 5 years of legal residence# Source: EUR-Lex Directive 2003/109/EC |
| Citizenship | By naturalisation after 1 year of continuous residence plus 4 years in the preceding 6, at the minister's discretion; dual citizenship allowed# Source: Maltese Citizenship Act Cap.188 |
| Permanent residence | After 5 years of temporary residence, with A2 Portuguese, means of support and accommodation# Source: Lei 23/2007 art. 75 (PGD Lisboa) |
| Citizenship | Since 19 May 2026: 10 years of legal residence (7 for EU and Portuguese-speaking countries), counted from when the first permit is issued; applications pending before then keep the old 5-year rule# Source: Lei Organica n.o 1/2026: Diario da Republica · Portugal Citizenship Law Published: LiveinPT |
Not American?
Canadians, Australians, Brits and other non-EU citizens: the same rules apply
The real estate route is the same for every non-EU buyer, so Canadians, Australians, New Zealanders and Brits buy 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
The Real Estate Route in Numbers
Which Zone?
Where You Buy Sets the Price
Since 31 August 2024 the minimum depends on the property's location. The price is for one property — you cannot add up two cheaper ones — and it must be at least 120 m² in the two main zones.
| Zone | Minimum | What it covers |
|---|---|---|
| Premium zone | €800,000 | The Attica region (Athens and its suburbs, such as Glyfada), the Thessaloniki regional unit, Mykonos, Santorini and every island with more than 3,100 residents. Large islands such as Crete, Evia, Rhodes and Corfu are likely in this zone — confirm for each property. |
| Standard zone | €400,000 | The rest of Greece — for example most of the mainland and the Peloponnese, and islands with up to 3,100 residents. |
| Conversion or listed building | €250,000 | Anywhere in Greece, including the premium zones, but only for converting a commercial building to residential use (finished before you apply) or restoring a listed building. No minimum size; no business use of the property. |
Thresholds under Article 100 of the Migration Code (Law 5038/2023, as amended in 2024). Source: Law 5038/2023 art. 100
The general €250,000 threshold ended in 2024. A listing at that price qualifies only if it is a genuine commercial-to-residential conversion or a listed-building restoration — ask your lawyer to confirm before you pay anything.
Other Property Routes
How Greece Compares
Few EU programmes still accept property. Portugal ended its real estate routes in 2023 and Spain closed its golden visa in 2025. Cyprus and Malta still involve property, but on different terms.
| Country | Investor route | Permanent residence | Citizenship |
|---|---|---|---|
| Greece | €800,000 property in Athens and popular islands, €400,000 elsewhere, €250,000 to convert or restore a building; 5-year permit | Long-term residence after 5 years, with Greek language and civics | 7 years, B1 Greek and civics exam; dual citizenship allowed |
| Cyprus | €300,000 in new property, other real estate, a company or funds — permanent residence; €50,000 yearly income | Directly through the €300,000 investment route; Category F for people living on foreign income | 8 years, Greek B1 and a civics exam; dual citizenship allowed |
| Malta | Permanent residence (MPRP) — about €99,000 in fees plus €375,000 property or rent | EU long-term residence after 5 years; MPRP gives it from the start | Naturalisation after 5 years at the minister's discretion; dual citizenship allowed |
| Portugal | Golden visa — €500,000 in funds or a company, €250,000 for culture; real estate closed since 2023 | After 5 years, with A2 Portuguese | 10 years since May 2026 (7 for some nationalities) |
Step by Step
Buying Your Golden Visa Property
Get a tax number and a Greek bank account
Tax number (AFM): Free; non-residents can apply online with a myAADE video call — before you move. You need it to buy property and open the Greek bank account the purchase price must go through.
Check the zone and the property
Your Greek lawyer confirms which threshold applies, that the property is at least 120 m² (where required), and checks title, charges and planning status. The property must be free of charges or liens.
Buy at a notary and pay in full
Sign the purchase before a Greek notary, pay the full price through a Greek bank and register the property. A lawyer with power of attorney can act for you.
Apply and give biometrics
Your lawyer files the application on the Ministry of Migration platform. You enter Greece visa-free to give fingerprints; the certificate of application lets you stay legally while you wait.
Receive and renew your permit
Processing: The law sets 2 months from a complete file; in practice many applications take 6–12 months. Fees: €2,000 permit fee plus €16 for the card; €150 per adult family member. Renew every 5 years by showing you still own the property.
Costs
What You Pay Besides the Property
| Item | Amount |
|---|---|
| Golden visa permit | €2,000 plus €16 for the card |
| Each adult family member | €150 |
| Tax number (AFM) | Free |
| Transfer tax, notary, land registry and lawyer | Depend on the property and price — ask your lawyer for a written estimate before you sign |
Permit fees from Mitos (gov.gr). Source: Mitos: golden visa fees
Before You Buy
What to Know Before You Commit
No holiday lets
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. Plan any rental income on long-term tenants; conversion properties may not be used for business at all.
Selling ends the permit
The permit lasts only while you keep the investment, so plan to hold the property for as long as you want to keep your Greek residence.
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: 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. Golden visa years spent outside Greece do not count.
US tax still applies
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. Rent and gains from Greek property must be reported to the IRS, and Greek accounts on FBAR.
The real estate route is right for you if
- You want a title deed in your name, not fund shares.
- You can invest €400,000 or more (€800,000 in Athens and other premium zones) and pay in full.
- You want EU residence for your spouse, children under 21 and both sets of parents, with no minimum stay.
- You plan personal use or long-term rental — not holiday lets.
FAQ
Frequently asked questions
How much property do I need to buy for the Greece golden visa?
One property of at least 120 m² worth €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, or €400,000 elsewhere. €250,000 applies only to converting a commercial building to residential use or restoring a listed building.
Can I combine two cheaper properties?
No. The threshold must be met by one property.
Can I buy with a mortgage?
You must pay the full price through a Greek bank before applying, and the property must be free of charges or liens — so a mortgage on the property does not work for the golden visa.
Can I rent the property on Airbnb?
No. Short-term (Airbnb-style) rental of a golden visa property is banned: a €50,000 fine and loss of the permit. Long-term leases are allowed.
Do I need to travel to Greece?
Yes, at least once to give biometrics. A lawyer with power of attorney can handle the purchase and the application for you.
Does the golden visa lead to a Greek passport?
Only if you actually live in Greece. Greek 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.
Greece
Everything about moving to Greece
Investor routes · other countries
Other investor-visa routes in Europe
Ready to Buy in Greece?
We connect you with trusted experts in Greece — from checking that a property qualifies to managing every step of the permit.