Greece Golden Visa 2026 Guide: Rule Changes, Real Estate, Investment Options and More

What is the Greece Golden Visa?

Greece began taking applicants for its Golden Visa program in 2013. Right around the same time neighbouring Spain and Portugal began their Golden Visa programs. Since its start, the program has raised nearly €3 billion and approved over 10,000 applications.

The Greece Golden Visas program is a special residency pathway which grants foreign investors residency for investing in the country. Basically, qualified investors can move a certain amount of capital into the country and in return gain the right to live in Greece.

In addition, Greece Golden Visa holders get visa-free access to other countries in the Schengen Area, along with access to Greece’s education and healthcare facilities.

Greece Golden Visas are issued for five years and are renewable indefinitely, at least for the time being. Furthermore, the Greek Golden Visa opens a potential pathway to citizenship if golden visa holders reside in the country for at least seven years and fulfill other requirements. A golden visa residence permit and potentially a future Greek passport will allow you to travel visa-free to 186 countries and access other EU member states.

Why Invest In Greece compared to other European Golden Visas?

Greece is not the only European player in the Golden Visa game. Portugal, Spain, Latvia, Hungary, and even Malta (we can help with all five!) have their own permanent residence golden visa programs.

So, the question is, ‘Why pick Greece?’

Lower Investment Threshold

Greece has one of the lowest minimum investment thresholds in Europe.

Portugal and Spain’s residence permits require investments of €500,000 while Malta demands a €300,000 property purchase. But starting at just €250,000, Greece’s golden visa provides far more affordable investment routes for those seeking an immediate permanent residence permit.

Access to the EU

As an EU member state, Greece offers lots of benefits to its permanent residents and citizens. With your Greek residence permit, you have access to numerous countries within the Schengen Zone. That means citizens of Greece receive the right to travel, live, work, study and access healthcare in the EU’s 27 countries. And through generous family reunification policies, EU residents can more easily sponsor family members to join them.

Also, outside the EU Greece has one of the strongest passports in the entire world, with no visa required to enter more than 180 countries.

Tax Benefits

Greece can potentially offer competitive tax incentives to golden visa holders, depending on their financial situation. Keep in mind however, that tax policy is only relevant if you intend to become a Greek tax resident, spend more than six months in the country each year or cut economic ties with your current jurisdiction of residence.

Tourism and Investment Opportunities

Greece’s tourism sector is booming. They amicably receive 30 million visitors every year. Thanks to digital nomads and remote work, this means there’s huge potential for capital appreciation in property investments, especially in certain high-demand regions full of tourists.

Let’s not forget the fact that Greece is simply a wonderful place to be. The climate, cuisine, wine, rich history and stunning landscapes make it a great place to spend time. While Athens itself is a vibrant and culturally-rich city, Greece has diverse geographic features including mountains, islands and beaches. There is considerable geographic variation within Greece, worthy of exploration. There are hundreds of Greek islands to explore, each with a unique history and culture.

Lifestyle alone is enough reason to become a Greek resident. Greece has a laid back lifestyle that is safe and comfortable. For people looking to escape the hustle and bustle of major cities, Greece is an ideal place to spend time.

Overall, Greece offers a very high quality of life at a low to reasonable cost. Developed healthcare, top-tier educational institutions, and a developed legal infrastructure add to the country’s attractiveness. Greece is a fantastic place to spend time, let alone live there, so a Golden Visa can help you get there quickly and smoothly.

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Greece Golden Visa 2025 Highlights

New Real Estate Rules and Price Changes for the Greece Golden Visa Program from 2024

First let’s talk about what’s new. The Greek government switched things up in September 2024, particularly around the minimum investment threshold in certain areas.

In the past, golden visa applicants could purchase a property for €250,000 in popular regions of Greece like Athens, Thessaloniki and parts of Mykonos and Santorini. But local backlash to the influx of investment and foreigners has driven the recent golden visa property rule and price changes.

What’s New?

Parliament has added a 120 m² minimum size of the property and bumped up the minimum value of qualifying real estate investments. It’s €400,000 in most regions of Greece and €800,000 in the highest-demand areas of Greece, which include the following:

• Administrative region of Attica (which includes Piraeus and most of Athens)
• Thessaloniki
• Mykonos
• Santorini
• Islands with a population of 3,100 or more

Investors can also contribute €250,000 on a ten-year timeshare toward integrated tourist resorts, furnished tourist residences or other vacation properties. However, in these recent changes, investors can no longer list their real estate property for short-term rental, (e.g. Airbnb).

But that’s not all the changes (and herein lies an opportunity). For the same €250,000-minimum investment as the previous version of the Greece golden visa, investors can purchase a commercial property and convert it to a residential one regardless of the location or size.

Important note: The conversion must be finished before applying for the visa.

Or investors can buy and restore a historical or cultural building for the same €250,000 minimum, regardless of location or size.

Important note: The renovation must be done by the fifth year of the permanent residence permit in order to renew the visa.

So after all, maybe the changes aren’t such a missed opportunity for investors, who’ve yet to buy real estate property in Greece and apply for their residence permits.

Greece Golden Visa €250,000: Renovation & Refurbishment Category Investments

Lincoln Global Partners’ Featured Real Estate Projects in Greece

Moschato Living — Piraeus, Athens

Expected to be completed around October/December 2025, Moschato Living offers two one-bedroom apartments centrally located in Athens between Piraeus and New Faliro for €250,000. These fully-serviced apartments are flexible, furnished accommodations designed for short-term, mid-term or long-term stays and offers investors guaranteed returns of 4% per annum for ten years. 

The Athens serviced apartment sector is growing rapidly to meet the growing demand for versatile housing for students, young professionals, tourists and executives. Lincoln Global Partners has allied with trusted brands for operations and management, so investors receive a hassle-free experience and net annual income without maintenance or associated costs.

Urban Living — Peristeri, Athens

Urban Living is a rare opportunity to own a piece of Peristeri, Athens, one of the highest-end areas of this historic capital city. Located at Athinogenous 30, the intimate development has just twelve one-bedroom apartments. So, this investment opportunity is sure to disappear quickly. If you want access to life in the city of Athens for €250,000, Urban Living may be your chance.

The Heights — Peristeri, Athens

The Heights is the newest gem in our prestigious real estate portfolio. This development comprises 50 beautifully-crafted, stylish one and two-bedroom apartments. Situated at Prokopiou 7, a prime location in the bustling heart of Athens, The Heights is the ideal urban, modern living experience.

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Other Investment Options for the Greece Golden Visa

Real estate is not the only option for investment via the Greek golden visa program. Greece offers several ways to invest and not all of them involve real estate.

Startup Investment

The Greek prime minister has proposed a new bill that would allow golden visa applicants to invest €250,000 in startup companies based in Greece. The new program developments are expected to drive interest in other golden visas in Europe, so this may be an attempt by the Greek parliament to maintain high interest levels and encourage investment in their economy.

Greek Government Bonds

Want a safer investment? This government bonds option might appeal to those looking for stability. Investors must deposit €500,000 in Greek government bonds with a maturity of at least three years in an accredited institution headquartered in the country.

Alternative Investment Fund (AIF)

Greece also allows investors to contribute capital to an alternative investment fund. These funds provide capital to real estate investment companies, stocks or other financial instruments. So, if investors wish to avoid managing property themselves and would prefer being indirectly involved with real estate, they can invest €400,000 in an alternative investment fund.

Bank Deposit

While the most popular investment option of real estate is becoming more costly and complex, the €500,000 bank deposit option is more attractive by the day. Why would you choose to deposit half a million euros in a Greek bank account? Compared to the alternatives, this process is quick and simple and doesn’t require any ongoing maintenance as a property or investment may.

Whichever option you choose, the key is that your capital contribution hits that minimum value requirement to qualify for the golden visa and residence permit.

Last Updated: December 2024

How to Qualify for the Greece Residence Permit and Golden Visa

Of course you’re wondering how to apply for the golden visa and what the process looks like? Here are the details:

1. Minimum Investment and Purchase Agreement — As discussed, golden visa investors must purchase at least €250,000 in historical or converted real estate or otherwise, at least €400,000 for a residential property outside of the popular regions of Greece (€800,000 in the high-demand areas listed above). To be approved for the Greece residence investment program, you’ll need to provide the property deed, proof of conversion or renovation (if applicable) and receipt of capital contribution and/or real estate acquisition.
2. Valid Passport — No surprises here! You need to be a third country national with a valid passport.
3. Clean Criminal Record — From each of your past countries of residence, you must submit a background check and a clean criminal record. Non-EU citizens must prove they’ve never committed a crime in the European Union.
4. Health Insurance — You’ll need Greek health insurance coverage for the continuous residence period you live in the Balkan country.

Family members qualify for a permanent residence permit too. Greece currently allows the main applicant to bring their spouse, any family member under 21, dependent parents of both spouses and dependent children under 24 who are students.

For those who are not the main applicant, you must also present proof of relationship at the time of application.

Greek Taxes and Financial Considerations

If you plan to retire in Greece, there are some attractive tax breaks, especially if you choose to become a tax resident. Apart from that unique situation, there may be better options in Europe and elsewhere in the world if your primary goal is to establish a low-tax tax residency.

Important note: The following rules only apply if you become a tax resident of Greece. That means that if you meet their physical presence, (Did you spend six months in Greece in the last year?) or vital interest (Do you have strong ties with Greece?), you may be liable to file and/or pay taxes in Greece. Remember that if you desire Greek citizenship, you must become a tax resident.

Here’s what you need to know about taxes when holding a Greek golden visa:

• Greece taxes residents on their worldwide income. So, even if you earn an income via a business in the United States, you may still file in and owe Greece if you become a tax resident there. Based on their progressive tax scale, Greek tax residents who make more than €40,000 a year would pay 44% on the income above that limit.
• If you own property in Greece, it’s expected that each year you pay property tax, which depends on the location and value of your property. Property tax can range from less than €1 to €16 per square meter.
• Capital gains tax in Greece is 15%.

Apart from all that you’ve just read, Greece offers not one, but two attractive lump sum tax regimes, one for investors and one for retirees.

Greece’s Lump Sum Tax Regime for Investors

Third-country nationals who invest €500,000 in Greece may pay a lump sum taxation of €100,000 per year without declaring any foreign assets or income. Of course, this regime only makes sense for those making an income far around €1 million or above.

The maximum duration of the regime is 15 years. And yes, its benefits are extendable to family members.

For the right individual, the lump sum tax regime is an attractive incentive.

Greece’s Lump Sum Tax Regime for Retirees

Foreign-sourced pensions for non-domiciled residents are taxed at only 7%. For comparison to Portugal’s recently closed NHR taxation regime, pensions were taxed at 10% there.

How to Qualify for Greek Citizenship

Here’s the million-dollar question: How do you turn your Greek residency status into citizenship?

You’re eligible to apply for Greek citizenship after seven years of continuous residence in the country. This means you’ve lived in Greece for more than six months in each of the last seven years and have integrated into Greek society.

What makes naturalization somewhat more difficult in Greece than in some other countries is their language requirement: To obtain citizenship, you’ll also need to prove your Greek language proficiency and pass a citizenship exam.

If you qualify and obtain citizenship, you can get a Greek passport (one of the strongest visa-free travel documents in the world) and full residency, labor, and education rights across the settlement bloc as an EU citizen.

If you’re looking for a great Plan B, the Greek golden visa program is calling your name.

The Application Process

What Is the Greek Golden Visa Program Process of Application? How To Get your Greece Golden Visa

The application process isn’t overly complicated, but there are a few key steps you’ll need to follow.

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Step 1: Initial consultation with Lincoln Global Partners

During our consultation we will discuss your specific case to understand your needs, present to you how the Greece Golden Visa works, elaborating on the process and the required routes to achieve your residency goals.

Step 2: Choose your investment

Start by deciding where you’ll invest. Will it be a more premium property in Greece’s stunning coastal towns? Or will you choose to convert a historical building to a residential one and save hundreds of thousands of dollars?

Whichever route you choose, make sure it meets the relevant minimum investment threshold. We recommend you visit Greece before investing in the country to get a sense of whether you and your family could live there (if you intend to). Ask Lincoln Global Partners for recommendations and hotel accommodations!

Step 3: Submit your application

Your completed application must include all supporting documents (in addition to proof of capital contribution) and processing fee.

Step 4:Get your Residence Permit

After submitting your Golden Visa application, you’ll receive an electronic residence permit to tide you over while the process is underway. Once approved within 2-3 months, you should have your permanent residence permit in hand. These residence permits allow you and your family full residency rights in Greece for five years, with no minimum duration, time limits or expiry date.

Apply for the Greece Golden Visa with Lincoln Global Partners

Lincoln Global Partners, an international investment migration firm is ready to assist you every step of the way with your Investor Visa application in Greece.

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Greece Golden Visa : Frequently asked Questions

Checkout our FAQ's or reach out to us directly via the contact form at the bottom of the page with further questions.Can family members or minor children join the Golden Visa application?

Yes, Greece allows the main applicant’s spouse, children under 21 and dependent parents of both spouses to join the application.

Can you get an EU Residence Permit with the Greece Golden Visa program?

Yes, your Greek Golden Visa is a five-year residence permit that grants you the right to live in Greece and travel freely across the Schengen Zone.

Is the Greek Golden Visa the easiest to obtain in Europe?

Compared to other Golden Visa programs in the EU, Greece is one of the most straightforward. With a minimum investment of €250,000 and no mandatory residency requirements, Greece offers a fast, easy route to EU residency and potential citizenship.

How long Is the EU Residence Permit valid for?

The residence permit you get through the Greek Golden Visa is valid for 5 years. After this, you can renew it if you meet the necessary criteria (e.g. maintaining your investment). Remember, this permit also covers your family members.