Greece Residency by Investment in 2026

Greece is a country with a rich cultural heritage and historical legacy, the jewel of the Mediterranean region, which annually attracts millions of tourists. The Greek government is positively inclined towards foreign investment in the country’s economy and, in particular, the real estate sector. Greece is one of the few countries in the European Union that continues to provide a special government residence permit programme for foreign property buyers. Thanks to favourable conditions for a residence permit, there is an influx of foreign investors through this programme each year, which helps to strengthen the country’s economic potential and its position on the international stage.

Greece Golden Visa Programme

Since 2013, a Golden Visa programme for foreign investors has been in place in Greece; the programme is tied to financial investments in the national economy, namely in real estate worth at least 250,000 euros, in securities, in a Greek business or in a large bank deposit. The visa entails a 5-year residence permit with the possibility of renewal upon expiration, if investments are maintained. Since 2020, investors are no longer obliged to visit Greece, and the entire procedure may be carried out remotely. The permit allows its holder to stay in Greece without a time limit and to travel to other Schengen countries for up to 90 days in any 180-day period. Knowledge of Greek and permanent residence in Greece are not required.

In 2024, the Greek government also introduced additional restrictions on the purchase of real estate for obtaining a residence permit by investment. They apply to all foreigners. The new measures are prompted by a record volume of international investments in the Greek real estate sector and the intention to maintain affordable housing prices in the country’s key regions. With the updated parameters of the programme, the Greek government protects its own citizens from the rising cost of living, while still offering profitable opportunities for foreign buyers.

New conditions for the Greek Golden Visa that came into force in 2024:

1. The minimum investment is €800,000 throughout Attica and the Thessaloniki regional unit, on Mykonos and Santorini, and on islands with more than 3,100 residents. The threshold is €400,000 elsewhere.
2. Only one object can be bought.
3. In such cases, investors can only purchase one property with an area of 120 sq. metres or more.
4. The exception is the minimum investment amount of €250,000 for properties converted from commercial to residential use, or the restoration of historic or cultural buildings.

Benefits of a Greek Residence Permit for an Investor

Among the main advantages of Greece are the country’s mild Mediterranean climate, beaches available year-round, quality natural products and rich historical heritage. Real estate in Greece, including rental and residential properties, is very popular among foreign investors from China, the USA, the UK, Russia, and CIS countries.

Right to Reside within the EU

Upon obtaining the Golden Visa, the investor has the right to stay in Greece for an unlimited amount of time during the validity of the visa (5 years), with the possibility of its further extension and obtaining citizenship after 7 years of a residence in Greece. Additionally, individuals who possess a residence permit in Greece have the freedom to move freely within the European Union and stay in other EU countries for up to 90 days in a 6-month period.

Right to Cross Closed Borders

The Greek residence permit allows crossing borders that are closed for citizens of some countries with tourist visas. This substantially saves time and financial resources on transportation between countries.

Right to Have a Bank Account in the EU

Having a Golden Visa implies the opening of an investor’s account in a Greek bank, which gives the opportunity to use online payment in most European and global shopping and subscription services. Opening an account is also required for paying utility bills and property tax on purchased property.

Low Property Maintenance Costs

The cost of real estate and living in Greece is, on average, lower than in Northern and Western European regions with comparable infrastructure development.

Capital Gains

After the expiration of the Golden Visa, real estate can be sold and provide good capital gains from the sale.

The Athens real estate market is one of the leaders in Europe in terms of price growth, and there is still high potential for growth. In the first quarter of 2025, housing prices in central Athens rose by 11.8% year-on-year.

Elvira Gracheva Head of Sales at Tranio Europe

Stable Rental Income

Greece is one of the most popular resort destinations among wealthy Europeans and tourists from all over the world. Due to a comfortable climate, Greek resorts are visited throughout the year, not just during the summer season. This gives real estate an average rental yield of 3–4% per annum, which is a good figure for the EU countries.

No Double Taxation

Greece has double-taxation agreements with many countries, but their application depends on the taxpayer’s circumstances and the particular treaty. A Golden Visa does not by itself make the holder a Greek tax resident. Tax residence may arise from a permanent home or centre of vital interests in Greece, or from presence there for more than 183 days during any twelve-month period.

Greek Residence Permit for the Investor's Family

The Greek state programme for issuing a residence permit by investment provides for the reunification of the investor’s family in Greece with the issuance of residence permits to all close relatives. The investor’s spouse or civil partner are eligible for the Golden Visa card. Please note, that couples in civil partnership will need to register their union and cohabitation in Greece.

A residence permit will also be issued to the investor’s children under the age of 21. Upon reaching this age, there is an opportunity to extend the residence permit for another 3 years, or to transfer the rights to real estate to the child. The parents of both spouses also have the right to obtain the Greek Golden Visa.

Options for Obtaining a Residence Permit by Investment

There are three main categories of investments in the Greek economy for which you can get a Golden Visa card: investments in real estate, in securities, and in bank deposits.

Real estate investment. In Greece, this option is the most popular among international investors interested in this government programme. In Attica, Thessaloniki, and on islands with populations exceeding 3,100, the lower threshold is 800,000 euros. Elsewhere in the country, it is 400,000 euros. 

Financial investments. A €350,000 threshold applies to units in qualifying funds that invest in Greek assets. Other instruments have higher thresholds; for example, the threshold for Greek government bonds is €500,000.

Opening a deposit. The third way to obtain a residence permit by investment is to open a deposit in a Greek bank in the amount of at least 500,000 euros.

It should be noted that in all of the above-mentioned methods, a residence permit remains valid only if the initial investment is retained in full. In the event of the sale of real estate or the withdrawal of funds from the deposit, the Golden Visa card is automatically cancelled.

Necessary Documents for a Residence Permit by Investment in Greece

To apply for the programme, you will need the following documents:

• International passport with copies of all pages;
• Birth certificate;
• Application for obtaining resident status (2 pcs);
• 4 colour photographs (35×45 mm);
• Certificate of the nature of the investment;
• Marriage certificate;
• Greek TIN;
• Receipt of payment of the stamp duty for the applicant for residence in Greece;
• Documents on family ties (family members);
• European health insurance.

Some documents require apostille stamping as well as a notarised translation into Greek. Depending on the local administration, additional documents may be required to apply for a residence permit by investment.

Procedure for Obtaining a Residence Permit

The purchase of property and the issuance of a resident permit can take place remotely; you will need to visit Greece only at the final stages for fingerprinting. The procedure can be divided into several stages:

Step 1. Preliminary check and risk assessment

When processing a request, Tranio’s lawyers carefully check the client’s documents to compile an accurate dossier and prevent the possibility of refusal.

Step 2. Selection and purchase of real estate

Our experts help to choose an ideal option according to the client’s request. After real estate selection, the client books the property, paying about 10% of its value. Next, the lawyer prepares the sale and purchase documents, which can be signed in person or through a lawyer with notarised power of attorney. Then the lawyer registers the property in the Land Registry and sends the client a full set of documents with a certified translation.

Step 3. Submission of a residence permit application

Our lawyers will help to prepare all required documents and notarised translations, as well as provide assistance in paying the necessary fees, and then submit these documents by proxy to the appropriate Directorate of Migration Policy of the Greek Ministry of Interior. An investor will then need to personally visit Greece to submit biometrics. A tourist visa will suffice for entry. After providing fingerprints, the applicant will receive a temporary document confirming that they are awaiting the issuance of a Golden Visa.

Step 4. Golden Visa acquisition

After a complete application is filed, the residence permit usually takes about 3–6 months to process; backlogs may extend this period. The investor can either pick it up in person or through a lawyer by proxy. The Golden Visa is valid for 5 years, after which the status can be extended for the same period. An application for an extension is usually submitted a couple of months before the expiration of the residence permit. The main condition for an extension is that the property must not be sold during this period, and the investment amount remains unchanged.

Thus, the programme for obtaining a residence permit by investment in Greece has remained one of the most accessible ways to legally stay in the EU for an unlimited amount of time, as well as enjoy a high standard of living in one of the sunniest and warmest countries in Europe.