The Greece Golden Visa remains a major European residency-by-investment option in 2026, offering renewable five-year residence permits, Schengen mobility, family inclusion, and qualifying investments starting from €250,000. The program does not require investors to live in Greece to keep residency, but permanent residency and citizenship involve additional conditions.
Main Benefits in 2026
As of December 2025, more than 79,000 residence permits had been issued under the Greece Golden Visa program.
The main features include:
- Minimum investment from €250,000
- Renewable five-year residence permit
- No mandatory residence requirement to maintain residency
- Visa-free access to 29 Schengen countries
- Family inclusion under one application
- Processing generally around 4–6 months, depending on documentation and investment route
- Potential permanent residency after 5 years, subject to conditions
- Potential citizenship after 7 years, subject to conditions
Eligible family members may include a spouse, children under 21, and parents.
Compared with many EU residency programs, where entry levels are often around €300,000–€500,000, Greece remains positioned as a lower-threshold option.
Investment Routes
The program offers several investment routes, with real estate described as the preferred option because it combines residency rights with ownership of a tangible European asset.
Current real estate thresholds include:
- €800,000 in high-demand locations such as Athens, Thessaloniki, Crete, Santorini, Mykonos, and selected densely populated areas
- €400,000 in most remaining regions
- €250,000 for commercial-to-residential conversions and restoration projects
Property investments may also provide potential rental income and capital appreciation. The article cites possible long-term rental income averaging around 5–7% annually and property appreciation opportunities of approximately 10% per year.
Alternative qualifying routes include:
- Bank deposits from €500,000
- Government bonds from €500,000
- Investment funds from €350,000
- Shares in Greek companies from €500,000
- Corporate securities and portfolios from €800,000
Tax Considerations
Golden Visa holders are not automatically considered Greek tax residents. Individuals spending fewer than 183 days per year in Greece generally are not taxed in Greece on worldwide income.
Greece also has a Non-Dom regime for eligible high-net-worth individuals who transfer tax residency to Greece. Under this regime, eligible investors may pay a fixed annual tax of €100,000 on worldwide income, regardless of the size of that income.
Family members may be included for an additional €20,000 per person annually.
To qualify for the Non-Dom regime, applicants generally must:
- Not have been Greek tax residents for at least 7 of the previous 8 years
- Transfer tax residency to Greece
- Make qualifying investments of at least €500,000
- Pay an annual contribution to the state budget
The regime can remain valid for up to 15 years. The article compares this with Greece’s standard progressive income tax rates, which may reach 44%.
Other tax frameworks mentioned include:
- A flat 7% tax rate on foreign-source income for foreign pensioners who become Greek tax residents
- A 50% exemption on foreign income for new entrepreneurs and employees relocating to Greece for seven years
- Possible inheritance and property tax advantages for close family members
- Under the Non-Dom regime, exemption from inheritance and gift taxes on foreign assets and relief from reporting foreign income
Permanent Residency and Citizenship
The residence permit is initially granted for 5 years and remains renewable if the qualifying investment is maintained.
After 5 years, applicants may become eligible for permanent residency, subject to applicable conditions.
Citizenship may become possible after 7 years of lawful residence. The article states that citizenship generally requires:
- Physical presence requirements
- Greek language knowledge at B1 level
- Successful completion of an integration examination
- Demonstration of ties to Greek society
A Greek passport may provide the right to live, work, and study across the EU. The article also cites wider travel access, including the UAE, the US with ETA required, the UK with ETA required, Hong Kong, Singapore, and other destinations.
Application Process
The Greece Golden Visa process typically takes around 4–6 months, depending on the investment route, document preparation, and government processing timelines.
The process described includes:
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Eligibility review The investor’s profile, family structure, budget, and preferred investment route are assessed.
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Property selection and reservation Applicants select a qualifying property through in-person viewings or remote options. A reservation deposit is often around 10% of the purchase price.
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Purchase and registration The final purchase agreement is signed before a notary and registered with the Greek land registry. A Greek lawyer may complete the transaction through power of attorney. The investor finalizes payment, settles taxes and government fees, and arranges valid health insurance.
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Residence permit application After the investment is completed, the residence permit application is submitted for the investor and eligible family members.
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Temporary residence document Applicants receive a temporary residence document known as the White Paper, allowing entry into Greece while the application is under review.
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Biometrics appointment Applicants must attend a biometrics appointment in Greece to provide fingerprints and photographs.
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Residence card issuance After approval, residence cards are issued.
Practical Considerations
The Greece Golden Visa may suit applicants seeking European residency without immediate relocation. Its main advantages are Schengen mobility, family inclusion, no mandatory residence requirement, and investment routes starting below many competing EU programs.
Applicants should compare the different investment thresholds carefully. The €250,000 route is limited to commercial-to-residential conversions and restoration projects, while popular areas such as Athens, Thessaloniki, Crete, Santorini, and Mykonos require higher investment.
Key points to assess include:
- Whether Schengen access is the main goal
- Whether the investment route matches the applicant’s budget and risk profile
- Whether the qualifying investment must be maintained for renewal
- Whether the applicant intends to spend enough time in Greece for permanent residency or citizenship planning
- Whether tax residency in Greece would be beneficial or create additional obligations
- Whether family members meet the eligibility rules
The program provides residency first. Permanent residency and citizenship are possible longer-term outcomes, but they require separate conditions beyond making the initial investment.
Source article: www.astons.com
