Greek Residency by Property Investment in 2026: A Full Overview

Greece continues to attract global investors seeking residency in Europe through a stable and transparent investment framework. As many countries tighten their migration policies, Greece remains open to international applicants, offering flexibility, security, and long-term value. The program provides access to European travel, education, healthcare, and business environments, while allowing investors to maintain residency without relocation.

Below is a comprehensive explanation of how the Greek Golden Visa works, what investors should expect in 2026, and the advantages it offers.

Why Greece Remains a Leading Residency by Investment Choice in 2026

Greece continues to stand out as one of the most attractive residency-by-investment destinations in Europe. While many EU countries are restricting investor migration programs, removing real estate from eligibility, or increasing compliance barriers, Greece maintains a transparent and investor-friendly framework. Entry thresholds still begin at €250,000, and residency permits are typically issued within 3 to 6 months.

Greek residency opens the door to Europe’s education systems, healthcare networks, and business environment, while allowing visa-free travel throughout the Schengen Area. Investors also acquire tangible assets in the Mediterranean — properties that can generate rental income or serve as private residences. Crucially, residency status can be maintained without any requirement to live in Greece.

What Is the Greek Golden Visa?

The Greek Golden visa is a renewable residency permit granted to non-EU investors and their families in return for contributing to the Greek economy, most commonly through property acquisition. The permit is issued for five years and can be renewed indefinitely as long as the qualifying investment is retained.

Introduced in 2013, the program has become one of Europe’s fastest and most accessible routes to residency. It attracts investors from the United States, China, the Middle East, and beyond due to its relatively low entry cost, efficient processing, and strong lifestyle appeal.

Real estate remains the most popular investment route. Beyond residency rights, investors gain ownership of property in a high-demand Mediterranean market, with long-term rental yields typically ranging between 4% and 6% annually, or the option to use the property personally.

The program provides the right to live, work, and study in Greece and across Europe, without any obligation to relocate.
For investors who choose to establish physical residency in Greece, additional benefits may apply. These include access to the Non-Dom tax regime and, after seven years of legal residence (with at least 183 days per year spent in Greece and basic Greek language proficiency), eligibility to apply for Greek — and therefore EU — citizenship.

Investor and Property Requirements

Eligibility Criteria

To qualify, applicants must:

• Be at least 18 years old
• Hold a non-EU citizenship.
• Have a clean criminal record.
• Maintain valid medical insurance in Greece.
• Provide evidence of a legal source of funds.

Eligible Family Members

The residency permit can be extended to:

• A spouse
• Children up to 21 years old
• Parents of both the investor and spouse (with no age restriction)

Required Documentation

Applicants must submit standard documents, including passports, civil status certificates, medical insurance policies, and the property purchase agreement. All documents must be officially translated into Greek, notarised, and apostilled.

Investment Thresholds in 2026

Since September 2024, Greece has implemented a two-tier investment structure:

• €800,000 — applies to high-demand areas such as Athens, all of Attica, Thessaloniki, and popular islands including Mykonos, Santorini, Crete, and Rhodes, as well as islands with populations exceeding 3,100
• €400,000 — applies to all other regions of Greece

In both categories, investors must purchase a single property with a minimum area of 120 square meters.

How to Qualify at €250,000

The original €250,000 entry threshold remains available through two specific investment routes:

1. Restoration of a Listed Property

Investors may purchase a protected historic building and commit to completing its full restoration within five years.

2. Redevelopment (Reconstructed) Property

Under this option, a developer acquires and redevelops an older commercial structure — such as an office building or hotel — converting it into residential use. The investor purchases a fully renovated apartment in a modernized building that complies with current safety and energy-efficiency standards.

These routes have no restrictions on property size or location, making them particularly attractive in Athens and Attica. Redevelopment projects are especially popular, as they allow investors to secure modern, turnkey apartments at the €250,000 level while still qualifying for Greek residency.

Additional Expenses

In addition to the property price, investors should account for the following costs:

• Property transfer tax: 3.09%
• Notary and land registry fees: approximately 2.1%
• Government fees: €2,000 for the main applicant and €150 for each additional adult family member
• Costs for insurance, translations, legal representation, and administrative support

Step-by-Step Application Process

The entire process — from property selection to receiving residency cards — typically takes 3 to 6 months. Astons provides full сопровождение at every stage.

1. Consultation and Property Selection

The process begins with defining investment objectives, preferred regions, and budget. Property viewings are available both in person and remotely.

2. Legal Due Diligence and Reservation

Once a property is chosen, Astons’ legal team conducts a thorough review to ensure the property is free from encumbrances or legal risks. A preliminary agreement is signed, and a reservation deposit of approximately 10% is paid.

3. Purchase and Registration

The investor obtains a Greek tax number (AFM). The final sale contract is signed before a notary — either personally or via power of attorney. The property transfer tax is paid, and ownership is officially registered.

4. Residency Application and Biometrics

Following registration, the residency application is submitted. The applicant receives a temporary residence certificate (“White Paper”) valid for up to 12 months.

Biometric data must be submitted in Greece for all adults and children aged six and above. Residency cards are typically issued within 2–3 months after biometrics and are valid for five years.

Key Advantages of the Greek Golden Visa

• Legal residence in Greece with visa-free access to 29 Schengen countries
• Lower cost of living compared to most Western European countries
• Mediterranean lifestyle with over 300 sunny days per year
• Access to European education and healthcare systems
• Ownership of a stable, income-generating real estate asset
• A clear path toward EU citizenship
• Opportunities for tax optimization under Greece’s Non-Dom regime

Greece offers one of Europe’s most reliable and cost-efficient residency by investment solutions. The Golden Visa is more than a residence permit — it is a strategic tool for global mobility, asset protection, and long-term lifestyle planning. Through this program, investors gain the freedom to live, work, study, and travel across Europe while owning property in one of the Mediterranean’s most desirable destinations.