Greece Residency by Investment 2026
The Greece Golden Visa remains Europe's most flexible residency by investment programme: a renewable 5-year permanent residence permit with no minimum stay requirement whatsoever. Since the September 2024 restructuring, thresholds are zoned — €800,000 in Athens, Thessaloniki and the popular islands, €400,000 elsewhere — but a €250,000 entry point survives for commercial-to-residential conversions and listed heritage restorations, keeping Greece the most affordable route into the Schengen Area.
Minimum Investment
€250,000
Processing Time
~4 months
Visa-Free Access
Schengen Area (as resident)
Tax Treatment
Non-dom option: €100K flat
Family Included
Spouse, children under 21, both sets of parents
USA E-2 Treaty
Yes — E-2 treaty country
Why Choose Greece?
Zero Stay Requirement
Uniquely in Europe, Greece requires no minimum days in-country — not even one — to maintain or renew your permit.
Three Generations Covered
One investment covers your spouse, children under 21, and the parents of both spouses — the broadest family definition in Europe.
€250K Entry Still Possible
Commercial-to-residential conversion and heritage restoration projects retain the original €250,000 threshold nationwide, including Athens.
Schengen Freedom
Travel freely across all 29 Schengen states for 90/180 days without visas, entering through the fast EU/EEA lanes.
Investment Options
Conversion / Heritage Route
€250,000
- Purchase of a commercial property converted to residential use, or a listed building under restoration
- Available in all zones including central Athens
- Restoration must be completed within 5 years for listed buildings
- Strongest value play — often prime central locations
Standard Zone Real Estate
€400,000
- Single property of ≥ 120 m² in most of mainland Greece and smaller islands
- Freehold ownership with full rental rights (long-term lets)
- Short-term (Airbnb-style) letting is not permitted for Golden Visa properties
Prime Zone Real Estate
€800,000
- Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with population over 3,100
- Single property of ≥ 120 m²
- Deepest liquidity and strongest capital growth corridors
Application Requirements
- 1Property purchase completed and registered with the Greek Land Registry
- 2Funds transferred from abroad through the banking system
- 3Greek tax number (AFM) and Greek bank account
- 4Clean criminal record certificate for all adult applicants
- 5Health insurance covering residence in Greece
- 6Biometrics submitted in Greece (one short visit required for fingerprints)
Step-by-Step Process
Weeks 1–3
Remote property search and due diligence; issue power of attorney to our Greek lawyers; obtain AFM tax number.
Weeks 3–8
Sign purchase contract before a notary; transfer funds; register title.
Week 8
File Golden Visa application online; receive blue certificate granting immediate legal status.
Months 3–4
Attend biometrics appointment in Greece (single visit).
Month 4+
5-year residence permit card issued; renewable indefinitely while the property is held.
Benefits of Greece Residency
Greece FAQ
Yes — for two specific categories: commercial properties converted to residential use, and listed heritage buildings undergoing full restoration. These retain the €250,000 threshold in every zone, including Athens.
No. Greece imposes no minimum stay. You need one short visit for biometrics; after that, the permit renews every 5 years as long as you own the property.
Long-term rentals are permitted. Short-term/platform lettings (Airbnb-style) are prohibited for Golden Visa properties, with fines for breaches.
Yes, but only through genuine residence: 7 years of actual living in Greece, tax residency, and a Greek language and culture exam. The visa alone (without living there) does not lead to a passport.
You cannot take salaried employment, but you may own and direct a Greek company and receive dividends.
Your spouse, children under 21 (extendable to 24), and the parents of both the main applicant and spouse — with no financial dependency test for parents.
Expect ENFIA property tax (typically €2–€10 per m² depending on zone), municipal fees, and standard utilities. Rental income is taxed at 15%–45% progressive rates.
Yes — Greek citizens qualify for the US E-2 investor visa. However, Golden Visa residency alone does not confer this; it applies only after obtaining Greek citizenship.
Ready to Start Your Greece Application?
Book a confidential consultation and receive a written eligibility opinion, full cost breakdown, and personalised timeline within 24 hours.
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