Greek Golden Visa – Updated Complete Guide (2026 Updated)

April 11, 2026

Stefanos Moschopoulos

The Greek Golden Visa program is one of the most sought-after residency-by-investment opportunities available to non-EU nationals, giving you a genuine foothold in Europe through property investment in Greece. As of the latest 2026 updates, the minimum investment threshold has risen to €800,000 for high-demand areas like central Athens, Thessaloniki, and several of the most coveted Greek islands. If you’re looking outside those designated zones, the threshold drops to €400,000, opening up a broader range of options depending on where you want to put your money. Greece is clearly signaling that it wants serious, high-value investors in its prime markets, while still keeping the door open for those willing to explore less saturated regions.

What is the Greek Golden Visa?

The Greek Golden Visa is a residency-by-investment program that lets non-EU nationals and their families secure legal residency in Greece. Launched back in 2013, the program gives foreign investors a clear path to European residency by making a qualifying investment in Greek real estate. Compared to other EU residency programs, Greece’s version has long been considered one of the more straightforward and cost-effective routes into the Schengen Area for high-net-worth individuals. That combination of accessibility and European access has made it one of the most popular programs of its kind worldwide.

The amendments introduced in 2026 brought new investment thresholds and sharper regional distinctions into the mix. The result is a program that’s more competitive and selective than ever, with Athens, Mykonos, and Thessaloniki firmly in the spotlight for premium investors.

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Eligibility Criteria for the Greek Golden Visa Program

To qualify for the Greek Golden Visa, you need to meet a specific set of eligibility conditions. Those conditions include the following requirements.

• Legal Age: Applicants must be over 18 years old.
  
  
• Non-EU Nationality: The program targets third-country nationals (non-EU citizens).
  
  
• Clean Criminal Record: Applicants must provide a clean criminal record.
  
  
• Health Insurance: Comprehensive health insurance coverage, either in Greece or internationally, is mandatory for both the primary applicant and any dependents.
  
  
• Financial Means: Apart from the investment amount, applicants must demonstrate the ability to support themselves and any dependents.

Beyond the primary applicant, the visa covers your spouse, children under 21, and the parents of both you and your spouse. One of the program’s standout features is that it imposes no minimum stay requirement, so you can maintain your EU residency option without being tied to Greece full-time. It’s a genuinely flexible arrangement for globally mobile individuals.

2026 Updated Requirements to Get a Greek Golden Visa

Following the 2024 legislative updates, the minimum investment threshold has increased and now operates across two distinct tiers. Here’s how the structure breaks down.

1. High-Value Areas (€800,000 Minimum Investment): For properties located in prime real estate zones, such as Attica, Thessaloniki, Mykonos, Santorini, and selected islands with a population exceeding 3,100, the minimum investment is €800,000.
   
   The investment must be made in a single property and, if already constructed, the property should cover at least 120 square meters.
   
   
2. Standard Areas (€400,000 Minimum Investment): For properties in all other regions, the minimum investment threshold is set at €400,000. This change significantly impacts investors, as these areas offer more affordable yet attractive investment opportunities, particularly in suburban and rural parts of Greece.
   
   
3. Special Cases (€250,000 Minimum Investment):
   • Commercial to Residential Conversion: If an investor converts a commercial property into a residential property, the minimum investment remains €250,000, regardless of its location.
     
     
   • Restoration of Historic Buildings: Properties designated as historic or requiring restoration qualify under the €250,000 threshold. Restoration or reconstruction is mandatory, as it affects the residence permit’s renewal eligibility.

These updated thresholds reflect Greece’s strategy of attracting high-net-worth investors into its most dynamic property markets, while still encouraging development and interest in less populated parts of the country.

Investment Options to Qualify for Greek Golden Visa

You have several pathways available to qualify for the Greek Golden Visa, ranging from direct property purchases to long-term lease arrangements. The primary investment types worth knowing about are outlined below.

• Real Estate Purchase: Investors can buy residential, commercial, or land properties, meeting the regional threshold requirements (€800,000 or €400,000).
  
  
• Hotel or Tourist Accommodation Lease: Long-term leases in tourist accommodations or hotels also qualify. The minimum lease agreement duration is five years.
  
  
• Commercial to Residential Conversion: As noted, investments in commercial properties that are converted to residential use qualify under the lower €250,000 threshold.
  
  
• Historic Property Restoration: For properties designated as historic, investments remain set at €250,000, with a commitment to complete necessary restorations.

Every investment must be verified through the land registry and must carry clear, unencumbered ownership records. No exceptions.

Step-by-Step Process to Get a Greek Golden Visa

Acquiring a Greek Golden Visa takes careful planning and a disciplined approach to a series of formal steps. What follows is a comprehensive breakdown of the entire process, from your initial research through to final approval.

1. Choose the Investment Pathway

Before you set foot in Greece, do your homework on the available investment options. Dig into different regions to understand property market trends, pricing variations, and the realistic potential for appreciation or rental yields. A good real estate advisor can give you sharp insight into regional dynamics, especially when you’re weighing up the differences between high-demand urban centers like Athens or Thessaloniki and the more affordable rural alternatives. Markets like Santorini carry their own specific dynamics worth understanding before you commit.

Use trusted platforms and market intelligence resources to compare property yields, cost of living, and market stability across different Greek regions. The more clearly you understand the numbers going in, the better positioned you’ll be to choose an investment that works both personally and financially.

2. Visit Greece to Finalize Investment Decisions

Visiting Greece in person before finalizing anything is strongly recommended. Walking properties, exploring neighborhoods, meeting local real estate agents, and sitting down with a Greek attorney gives you a ground-level perspective that no amount of online research can fully replicate. You’ll pick up details about the quality and character of a property that simply don’t show up on a listing.

This step matters. It gives you a real opportunity to verify the condition and legal status of a property before you’re committed. During the visit, you can also negotiate preliminary terms with sellers, covering price, inclusions, and payment schedules while everything is still in play.

3. Hire a Legal Representative

Once your initial research is done, your next move is building out your local team. That means connecting with trusted real estate agents, attorneys, and financial consultants who know the Greek Golden Visa program inside and out. A seasoned local legal representative can handle processes like obtaining your Tax Identification Number and making sure every transaction sits cleanly within Greek regulations.

Look for professionals registered with the Athens Bar Association or the relevant Chambers of Commerce in Greece. This gives you confidence that you’re working with a vetted expert who understands residency-by-investment and can genuinely represent your interests throughout the process.

4. Open a Greek Bank Account

A Greek bank account is essential for managing the financial side of your investment. You’ll need it for property payments, tax filings, and any rental income the property generates. The process can feel involved, but your legal representative can make it significantly smoother by liaising with banks directly, explaining what’s required, and guiding you through document preparation step by step.

To open a Greek bank account, you’ll typically need to provide a specific set of documents. Your legal representative will walk you through exactly what the bank requires based on your personal circumstances.

• Investment Agreements: Any formal agreements related to the property or investment may be requested by the bank to verify the nature of transactions.
  
  
• Identification: A valid passport or national ID card is generally required to verify identity.
  
  
• Proof of Address: Recent utility bills, lease agreements, or other documents demonstrating residency or permanent address.
  
  
• Proof of Funds: Bank statements or other financial documents to show the source of funds for investment purposes.
  
  
• Tax Identification Numbers: Foreign investors often need a Greek Tax Identification Number (AFM), which your legal representative can help obtain.
  
  

5. Sign a Promissory Purchase Agreement

In high-demand markets or for properties still under construction, a Promissory Purchase Agreement is the standard tool for securing your commitment to purchase before the full sale contract is signed. Think of it as a formal declaration of intent between you and the seller, reducing the risk that the property gets sold to someone else while you’re finalizing your arrangements.

The agreement typically involves a deposit or advance payment, usually calculated as a percentage of the purchase price, which holds the property for you until the final contract is executed. The exact amount depends on market conditions and what you and the seller agree on. In areas where demand is strong or development is active, locking in through a Promissory Purchase Agreement can secure both favorable pricing and a strategically well-positioned asset.

The agreement will spell out the key terms in detail, covering the agreed purchase price, the deposit amount, the timeline for completing the full sale, and the obligations of both parties.

• Property Description: Specifics on the property or unit being purchased, particularly important for properties under construction.
  
  
• Price and Payment Terms: Agreement on the purchase price and conditions under which the deposit is held.
  
  
• Completion Timeline: Expected date for the final contract signing or property handover, helping both parties plan accordingly.
  
  
• Contingencies: Clauses that may allow the buyer to withdraw under certain conditions (e.g., if the property is not completed on time).

Have your legal representative review the Promissory Purchase Agreement thoroughly before you sign anything. You want to be certain the terms protect your deposit, align with your interests, and lay out a clear and enforceable path to ownership.

6. Complete Property Purchase or Lease Agreement

Finalizing the purchase or lease agreement is where the real legal work comes together. This step involves reviewing and signing all essential documentation to confirm the terms of ownership or leasing, and to make sure the transaction is fully compliant with Greek property law. Your lawyer’s involvement here is not optional, it’s essential.

Whether you’re buying or leasing, there are several critical steps that need to be executed carefully to ensure the transaction holds up legally and protects your position going forward.

1. Due Diligence: Before finalizing, ensure a thorough legal and technical inspection of the property. A legal representative typically reviews the title deed to verify ownership, check for any encumbrances (e.g., liens or mortgages), and confirm that the property complies with zoning laws and construction permits.
   
   For lease agreements, confirm that the landlord holds clear rights to rent the property.
   
   
2. Agreement Terms: Carefully outline the terms of the purchase or lease agreement, including the total purchase price, payment structure, and any conditions related to occupancy or property modifications.
   
   For high-value transactions, such as those over the €250,000 threshold in regions like Athens or Mykonos, it’s essential to document the minimum investment requirements to meet Greece’s Golden Visa criteria, if applicable.
   
   
3. Notarization: In Greece, property transactions are often notarized to make them legally binding. The notary public acts as an official witness, verifying both parties’ consent and ensuring the legal terms are accurately represented. This process is particularly critical for foreign investors, as it provides an added layer of protection in line with Greek law.
   
   
4. Registration with the Local Land Registry: After signing the final agreement, register the transaction with the local land registry (or cadastral office) to secure your legal ownership or lease rights.
   
   This step is mandatory in Greece, as it provides public recognition of your property rights and prevents future ownership disputes. For properties exceeding €250,000, registration is also crucial to demonstrate compliance with Greek regulations and, if applicable, secure eligibility for the Golden Visa.
   
   
5. Documentation of High-Value Properties: In designated high-demand areas such as Athens, Mykonos, and Santorini, investors must comply with Greece’s minimum investment thresholds, typically set at €250,000 or higher, depending on market conditions.
   
   Your legal representative can help document and verify that this minimum threshold is met, which is essential for regulatory compliance and visa eligibility.

Once these steps are complete, you’ll have full legal control over the property. That means secure ownership or lease rights, and the ability to move forward with your Greek investment with genuine confidence. If you want to understand how to assess the financial return on what you’re buying, knowing how to properly calculate ROI in real estate is a skill worth having before you sign.

7. Submit Required Documentation for the Golden Visa Application

Once your investment is in place, you’ll need to prepare and submit your full application documentation. The required documents generally cover proof of investment, valid passport copies, health insurance coverage for Greece, a clean criminal record certificate, and proof of your Tax Identification Number.

• Valid passport and recent photographs
• Proof of property purchase or lease agreement
• Confirmation of health insurance coverage
• Proof of Greek bank account for residency applicants
• Clean criminal record check from your home country
  
  

8. Apply for Greek Tax Identification Number (TIN)

A Greek Tax Identification Number, known locally as an AFM (Αριθμός Φορολογικού Μητρώου), is a non-negotiable requirement for any foreign investor or non-resident looking to buy property or conduct business in Greece. Issued by the Greek Tax Office, this unique number is what makes it possible to complete a property transaction, meet your tax obligations, and stay compliant with Greek tax law.

Obtaining your TIN typically involves a few clear steps. Your legal representative can walk you through each one, making sure the process moves efficiently and that your documentation is in order before you submit.

1. Visit the Greek Tax Office: Investors must apply in person at a local tax office in Greece. Alternatively, a legal representative can obtain the TIN on behalf of the investor, making it easier for non-residents who may not be in Greece to initiate this process directly.
   
   
2. Required Documentation:
   
   • Identification: A valid passport or national ID is essential for identity verification. Foreign investors should bring a notarized copy of their passport, translated if required.
     
     
   • Proof of Address: This could be in the form of a recent utility bill, lease agreement, or bank statement, which confirms residency status.
     
     
   • Power of Attorney (if applicable): If a representative is handling the application, they’ll need a notarized power of attorney document to act on behalf of the investor.
     
     
3. Additional Requirements for Non-EU Citizens: In some cases, non-EU nationals may be required to present additional documents, such as an entry visa or residence permit, depending on the nature of their investment and residency status in Greece.
   
   
4. Purpose of the TIN: Once obtained, the TIN will be used for all financial and tax-related transactions in Greece, including paying property taxes, filing income returns on rental income, and any other fiscal obligations tied to property ownership. Without a TIN, investors cannot complete property purchases, open Greek bank accounts, or fulfill legal requirements related to their investment.
   
   
5. Registration with the Independent Authority for Public Revenue (IAPR): After issuance, the TIN is recorded with the IAPR, which handles tax administration in Greece. This registration links the investor to Greece’s tax system and enables them to manage tax obligations online through the IAPR’s digital services, if needed.

Getting your Greek TIN sorted early is a foundational step in the whole process. Without it, nothing else moves forward, so treat it as a priority from the outset.

9. Submit Biometrics and Attend Appointment

Every applicant and dependent must attend a biometric appointment with Greek immigration authorities. At that appointment, fingerprints and photographs are taken. If all requirements are satisfied, your residency cards will follow within a matter of weeks.

10. Await Approval and Receive Residency Card

After your biometrics are submitted and verified, provisional approval typically comes through within a few weeks. Once confirmed, you’ll receive your Greek Golden Visa residency card, which is valid for five years and renewable as long as you maintain the qualifying investment.

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Benefits of Obtaining the Greek Golden Visa

The Greek Golden Visa comes with a solid set of benefits that extend well beyond just having a place to live in Europe. Here’s what you and your family stand to gain from the program.

• 1. Freedom to Travel Across the Schengen Area: Greek Golden Visa holders can travel freely within the 27 countries in the Schengen Area without the need for additional visas, allowing seamless mobility throughout most of Europe.
  
  
• 2. No Residency Requirement: Unlike other residency-by-investment programs, Greece does not mandate that Golden Visa holders reside within the country for a minimum period each year. This makes it ideal for individuals who prefer to live outside Greece while holding a European residency permit.
  
  
• 3. Access to Greek Healthcare and Education: Golden Visa holders gain access to Greece’s public healthcare and education systems, allowing families to benefit from quality services.
  
  
• 4. Potential for EU Citizenship: After seven years of residency, Golden Visa holders may qualify to apply for Greek citizenship. While not an automatic process, this provides a pathway to full EU citizenship, allowing for greater travel and work rights throughout Europe.
  
  
• 5. Inclusion of Family Members: The Greek Golden Visa extends to immediate family members, including spouses, children under 21, and parents of both the primary applicant and spouse, offering a comprehensive solution for family migration.
  
  
• 6. Capital Appreciation and Rental Income: For real estate investors, property in Greece often yields steady appreciation, especially in popular tourist regions. Investors can also earn income through short-term or long-term rentals, enhancing their returns.
  
  

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Statistics About the Greek Golden Visa

Since the program launched, Greece’s Golden Visa has attracted substantial interest from investors around the world. Here are some of the most telling figures from recent data, giving you a sense of the program’s scale and momentum.

• Investor Nationalities: Major investors in Greek Golden Visas have been from countries like China, Russia, and Turkey, with increasing interest from American and European investors.
  
  
• Annual Applications: In recent years, the Greek government has reported an annual increase in Golden Visa applications, with 2024 seeing a rise in applications due to the updated thresholds and increased property values in major cities.
  
  
• Property Market Impact: The program has contributed significantly to the Greek real estate market, particularly in Athens and Thessaloniki, with property prices in these regions rising by approximately 10-15% annually.
  
  
• Approval Rates: Greece boasts a relatively high approval rate for Golden Visa applications, provided applicants meet the stringent investment and documentation requirements.
  
  

Alternative Types of Visa in Greece

The Greek Golden Visa is the headline option for residency by investment, but Greece offers several other visa types depending on your situation and goals. Here’s a quick look at some of the main alternatives available to you.

1. National Visa for Employment or Self-Employment

• For non-EU nationals looking to work in Greece, an Employment Visa or Self-Employment Visa allows individuals to live in Greece for employment or business purposes. Typically, applicants need a Greek employer’s sponsorship or proof of their own business activity.
  
  
• This visa requires proof of financial means and documentation related to the job or business, as well as any relevant qualifications or experience.
  
  

2. Student Visa

• Student Visas are available for international students enrolled in Greek educational institutions, whether universities, colleges, or specialized schools. To apply, students need proof of enrollment, financial support, and sometimes language proficiency.
  
  
• This visa provides temporary residency in Greece for the duration of the study program and may allow limited part-time work under certain conditions.
  
  

3. Digital Nomad Visa

• For remote workers who want to live in Greece while working for a company outside the country, the Digital Nomad Visa offers a unique solution.
  
  Applicants need to show proof of employment, income, and remote working capability, allowing them to reside in Greece for extended periods without traditional employment in the country.
  
  
• This visa provides flexibility for freelancers, remote employees, and entrepreneurs who want a base in Europe without committing to full residency.
  
  

4. Family Reunification Visa

• Family members of non-EU residents with a valid Greek residency permit may apply for a Family Reunification Visa. This visa is designed to reunite family members such as spouses, minor children, and dependent relatives.
  
  
• Applicants need to demonstrate family ties through documentation, as well as proof of adequate financial support from the primary resident.
  
  

5. Retirement Visa

• Greece also offers a visa for retirees wishing to spend their retirement years in Greece. Applicants must prove they have sufficient financial resources or pension income to cover their expenses without requiring local employment.
  

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Comparing the Greek Golden Visa to Other European Programs

The Greek Golden Visa holds its own well against other European residency-by-investment programs, with some clear advantages and a few trade-offs worth understanding. Here’s how it stacks up against comparable programs in Portugal, Spain, and Malta across the factors that matter most to investors.

Investment Thresholds

• Greece: As of 2025, Greece’s program has a variable minimum investment starting at €400,000 for general areas and €800,000 for high-demand locations, making it accessible for those investing in less saturated markets.
  
  
• Portugal: Portugal’s Golden Visa has an investment threshold beginning at €280,000 in rural locations, with higher minimums in urban and coastal areas. This allows for a relatively low entry point compared to Greece’s high-demand areas.
  
  
• Spain: Spain’s minimum investment threshold is €500,000 for property purchases, making it generally more affordable than Greece’s top-tier investment requirements.
  
  
• Malta: Malta’s residency programs start at €150,000 but require additional government fees, which can raise the overall cost of entry.
  
  

Residency and Citizenship Pathways

• Greece: The Greek Golden Visa program allows for immediate residency, renewable every five years, with the potential for citizenship after seven years of continuous residency.
  
  
• Portugal: Portugal’s program requires a minimum stay of seven days per year for five years, after which applicants may qualify for permanent residency or citizenship.
  
  
• Spain: Spain requires holders of its Golden Visa to spend at least six months per year in the country to qualify for long-term residency or citizenship.
  
  
• Malta: Malta’s Golden Visa offers a fast-track route to citizenship but requires a considerable financial commitment, including government contributions and property purchases.
  
  

Mobility Within the Schengen Area

• Like other EU Golden Visas, Greece allows holders of its Golden Visa to travel freely within the Schengen Area for up to 90 days in any 180-day period.
  
  This feature is shared by Portugal, Spain, and Malta’s residency programs, making them all attractive options for those seeking European mobility.
  
  

Seeking Professional Guidance

Navigating the Greek Golden Visa comes with real complexity, given the range of investment choices and the shifting regulatory environment. Working with a professional immigration advisor streamlines the whole experience and helps you avoid costly missteps. Firms like Get Golden Visa and Henley and Partners offer personalized consulting built around exactly this kind of program. Their services take the complexity out of the process and keep your application moving in the right direction.

A good professional advisor guides you through the full application process, which typically runs three to five months from start to finish. They handle legal due diligence, evaluate your investment options against the program’s requirements, and connect you with the right lawyers and real estate specialists to keep documentation and approvals on track. Their strategic input also ensures your investment structure aligns with both the program’s rules and your broader financial and residency goals. According to the Financial Times, demand for European residency-by-investment programs among globally mobile high-net-worth individuals has climbed steadily, making expert guidance more valuable than ever.

The best advisors also bring curated investment opportunities to the table, matched to the program’s evolving threshold requirements based on location. As the rules change, they keep you current so you can make fast, informed decisions, lock in the right investment at the right price, and move through to your Greek residency without unnecessary delays. Bloomberg has noted that golden visa programs across Southern Europe are drawing record inflows from investors seeking EU access and portfolio diversification. Getting the right team behind you doesn’t just simplify the journey, it meaningfully improves your chances of a clean, successful outcome.