Greece Golden Visa

Also known as: Greek Golden Visa, Greece Investment Residence Permit

Quick answer

Greece's Golden Visa is the most-applied-to active European RBI in 2026. Property-investment thresholds were raised in 2024: €800,000 across the Attica region, the Thessaloniki regional unit, the Mykonos and Thira (Santorini) regional units and islands above 3,100 inhabitants; €400,000 elsewhere; €250,000 for conversion-to-residential or listed-building restoration projects. No physical-presence requirement. 5-year renewable residence permit; permanent residence at year 5; Greek citizenship typically at year 7+.

Reference:Law 4146/2013 art. 36A + Law 5100/2024

Greece's Golden Visa was launched in 2013 (Law 4146/2013, art. 36A) and dramatically expanded its appeal between 2018 and 2023 as Portugal's programme tightened and Spain's headed toward closure. The 2024 reform (Law 5100/2024) substantially raised thresholds, splitting the country into three pricing zones reflecting the housing-affordability impact:

• Zone A — €800,000 minimum: Attica region (including Athens and its islands), the Thessaloniki regional unit, the Mykonos and Thira (Santorini) regional units, and Greek islands with population above 3,100.

• Zone B — €400,000: rest of Greece (most of the mainland and smaller islands).

• Properties under rehabilitation / conversion — €250,000 regardless of zone, on condition the property is converted to residential use or is a listed building being restored — ordinary renovation does not qualify.

Programme features:

• No physical presence required — the holder can spend 0 days in Greece while maintaining residency. The lowest physical-presence requirement among European RBIs.

• Family inclusion — spouse, children under 21, and parents of both spouses (the parental inclusion is unusually broad and a key differentiator).

• 5-year renewable permit, with full Schengen travel rights.

• No income-tax requirement — the residence permit does not by itself trigger Greek tax residency; residency follows from having your permanent home, habitual abode or centre of vital interests there, OR from more than 183 cumulative days in Greece in any twelve-month period (stays for exclusively tourist, medical, therapeutic or similar private purposes of up to 365 days, including short absences abroad, do not trigger the day count).

• Path to permanent residence at year 5; Greek citizenship typically requires 7+ years of residence + Greek-language proficiency + civics test (the Naturalisation Law's standard requirements).

Process:

1. Sign property purchase agreement with a Greek lawyer; pay 10% deposit.

2. Open a Greek bank account; obtain a Greek tax number (AFM).

3. Complete property purchase via Greek notary.

4. File Golden Visa application with the local immigration office (typically through a Greek immigration lawyer).

5. Biometrics appointment.

6. Permit issued — typical timeline 3-6 months from application filing.

The 2024 threshold increase was driven by the same housing-affordability concerns that closed Portugal's property route. Greek authorities resisted full closure because the programme accounts for billions of euros in foreign capital flow into the housing and construction sectors. The Zone A increase to €800,000 is intended to redirect investment toward less-developed areas while preserving the programme's revenue.

Greece Golden Visa

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