Greece Golden Visa 2026
Gain EU permanent residency through qualifying property or fund investment in Greece. No minimum stay requirement — just one visit for biometrics. Three generations of family included.
What Is the Greece Golden Visa?
The Greece Golden Visa is a residency-by-investment programme for non-EU nationals. It grants a five-year renewable EU residence permit in exchange for a qualifying investment — primarily in Greek real estate, or alternatively through a government-approved investment fund.
What makes Greece distinct among European Golden Visa programmes is its zero minimum stay requirement. Once your permit is issued, you only need to return to Greece for your biometric renewal appointment every five years. This makes it one of the most flexible EU residency pathways available for investors who do not plan to relocate.
The programme grants EU permanent residency immediately upon approval — not after a waiting period — and extends full inclusion to three generations of family: your spouse, children under 21, and the parents of both you and your spouse.
| Program Status | Active in 2026 |
| Investment From | €250,000 (special cases); €400,000 (other areas); €800,000 (Athens, Mykonos, Santorini) |
| Fund Option | €400,000 in a qualifying government-approved fund |
| Residence Permit | 5-year, renewable |
| Stay Requirements | None — one visit to Greece for biometrics only |
| Right to Work | No right to work or start a business in Greece |
| Schengen Travel | Visa-free — 90 days per 180-day period |
| Family Inclusion | Spouse, children under 21, parents of applicant & spouse |
| Permanent Residency | Immediately upon approval |
| Citizenship | After 7 continuous years (6y 2m physical presence) + language test |
| Processing Time | ~9 months |
Investment Options for the Greece Golden Visa
Greece offers four qualifying investment routes. Investment thresholds for property depend on location — with higher thresholds applying to the country's most in-demand areas.
Conversion & Heritage Properties
Available nationwide for commercial-to-residential conversions and the restoration of listed heritage buildings. Properties must meet specific criteria set by Greek authorities.
Properties Outside High-Demand Zones
Applies to properties across mainland Greece and the islands outside designated high-demand zones. No minimum property size requirement. Wide selection across a range of locations.
Athens, Thessaloniki, Mykonos & Santorini
Required for residential properties in designated high-demand zones. Investment must be in a single residential property of at least 120 m².
Government-Approved Investment Fund
An alternative to direct property ownership — invest in a qualifying fund that holds established operational hotel assets. Government pre-approved for Golden Visa eligibility, meaning your investment carries no programme eligibility risk.
- The only real estate fund in Greece with full government approval for Golden Visa
- Invests in mature, income-generating hotel assets — no development risk
- No leverage used — assets are 100% owned by investors
- Open-end fund structure with a flexible exit mechanism
- Stable income from operational hotel properties
Key Benefits of the Greece Golden Visa
EU Permanent Residency
Immediate permanent residency upon approval — no probationary phase or waiting period required.
No Minimum Stay
No requirement to live in Greece. One biometrics visit every five years is all that is needed to maintain your permit.
Schengen Freedom
Visa-free travel across all Schengen Zone countries for up to 90 days per 180-day period.
Three-Generation Family
Spouse, children under 21, and the parents of both the applicant and spouse — all included in one application.
Path to Greek Citizenship
Eligible to apply for Greek citizenship and an EU passport after 7 years of legal residency, subject to language and residency requirements.
Public Services Access
Access to Greek public healthcare and public education for the primary applicant and all covered dependents.
No Age Restrictions
No minimum age for the primary applicant — even a minor may serve as the main applicant for the programme.
Rental Income Permitted
Long-term property rentals are permitted, generating returns on your investment. Short-term rentals (e.g. Airbnb) are not permitted for Golden Visa properties.
Eligibility & Family Inclusion
Primary Applicant
You must meet all of the following to qualify for the Greece Golden Visa:
- Non-EU/EEA national (there is no minimum age — minors may apply)
- Clean criminal record
- Valid passport
- Make a qualifying investment (property or fund)
- No income requirements
- No educational qualifications needed
- No specific work skills or professional background required
Family Members Included
The following family members can be included in the same application at no additional investment:
- Spouse or civil partner
- Children under the age of 21 (extendable to 24 if enrolled in full-time education)
- Parents of the primary applicant — without needing to prove financial dependency
- Parents of the spouse — without needing to prove financial dependency
Greece Golden Visa Explained
Path to Greek Citizenship via the Golden Visa
From your investment to a Greek passport — a clear, structured timeline.
Make Your Investment
Complete property purchase or fund subscription and submit your application
Biometrics & Permit
Attend in-person biometrics appointment in Greece; 5-year permit issued
Permit Renewal
Renew your 5-year permit — investment must still be held
Greek Citizenship
Apply for naturalisation after 7 years — requires physical presence & language test
Citizenship Requirements at Year 7
- 7 years of continuous legal residency in Greece
- 6 years and 2 months of physical presence within that 7-year period
- Greek language proficiency test (demonstrating integration and language competency)
- No criminal record in Greece
Note: Citizenship requires substantial physical presence in Greece — unlike the Golden Visa permit itself, which has no stay requirement. Many Golden Visa holders obtain the permit for travel and residency flexibility without pursuing citizenship.
How to Apply — Step by Step
The Greece Golden Visa application follows five stages from investment selection to permit in hand. Total processing averages approximately 9 months.
Select Your Investment
Choose your qualifying investment route — a property at the applicable threshold for your chosen location, or a qualifying government-approved fund. Engage a licensed Greek lawyer before signing any documents.
Legal Due Diligence
Your appointed Greek lawyer conducts full legal checks: title searches, building permits, encumbrances, and background checks on the property. A mandatory step under Greek law for all real estate transactions.
Submit Your Application
Compile and submit your full documentation to the Greek Immigration Authorities: proof of investment, valid passport, criminal record certificate, Greek medical insurance, proof of residential address, and family documents where applicable.
Attend Your Biometrics Appointment
Travel to Greece in person to submit biometric data. This is the only required visit to Greece during the initial application process. All family members included in the application must attend.
Receive Your Residence Permit
Upon approval, your five-year EU residence permit is issued. Permanent residency is granted immediately — there is no probationary holding period. The permit is renewable as long as the qualifying investment is maintained.
Document Requirements
Documents must be current, accurately translated where required, and apostilled where applicable. A complete application file is the most effective way to avoid processing delays.
Personal Documents
- Valid passport (all applicants)
- Criminal record certificate from your country of most recent residence — required for all applicants aged 16 or over
- Proof of residential address (driver's licence, recent utility bill, or bank statement)
- Greek medical insurance — valid from the date of application
- Proof of qualifying investment (signed purchase contract, title deed, or fund subscription confirmation)
Family Members
- Spouse: marriage certificate (apostilled)
- Children under 18: birth certificate; criminal record certificate if aged 16 or over
- Children over 18: birth certificate + single status certificate + proof of full-time student enrolment
- Parents (applicant & spouse): birth certificate of the main applicant or spouse confirming the relationship
Important Notes
- Documents issued outside Greece typically require an Apostille stamp
- Documents not in Greek or English must be translated by a certified sworn translator
- Criminal record certificates must typically be issued within the past 3 months
- A licensed Greek lawyer is required by law for all property transactions
- Meeting all requirements does not guarantee approval — the authorities make the final decision
How The Golden Portugal Supports You
From investment selection to citizenship planning — one dedicated team, the full journey. We coordinate licensed Greek legal counsel and handle every stage of the process on your behalf.
Finding the Right Investment
Free eligibility consultation · Property selection across Greece · Fund investment introduction · Investment comparison and risk overview · Legal team referral and due diligence coordination
Start HereSubmission & Biometrics
Document preparation checklist · Document legalisation guidance · Application file review before submission · Biometrics appointment coordination · End-to-end submission management
Learn MoreResidency to Citizenship
Dedicated account manager throughout · Permit renewal at year 5 · Citizenship planning (year 7) · Property management contacts · Tax and financial planning referrals
Full JourneyFrequently Asked Questions
Have a question not answered here?
Ask Our Team DirectlyBegin Your Greece Golden Visa Journey
Join investors from across the world who have secured EU permanent residency through the Greece Golden Visa. Book a free consultation — we'll walk you through investment options, eligibility, and your exact process.
Timelines are indicative. Not legal or financial advice. Always consult a qualified professional.
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