May 18, 2026

Greek Golden Visa & property investment: 2026 rules explained

The Greek Golden Visa remains one of Europe's most attractive residency-by-investment programmes for non-EU nationals. Since September 2024 the investment threshold varies by geographic zone — this guide explains what applies in 2026, realistic timelines, and when the programme is worth it.

New zoned investment thresholds

| Zone | Minimum investment | Areas | | ------ | ------------------ | --------------------------------------------------------------------------- | | Zone A | €800,000 | Central Athens, Thessaloniki, Mykonos, Santorini + islands >3,100 residents | | Zone B | €400,000 | Remaining Attica region, major urban centres | | Zone C | €250,000 | Regional Greece, islands <3,100 residents |

Critical: the threshold applies to a single property (not a sum of smaller ones). Listed heritage buildings or industrial-to-residential conversions qualify at €250,000 regardless of zone.

What the Golden Visa includes

Five-year residence permit for the investor, spouse, children up to 21, and parents of both spouses
Free Schengen movement without additional visa
Renewable as long as the property is retained
Long-term rental of the property is permitted (short-term Airbnb-style is not)

It does not give: automatic citizenship. Citizenship requires 7 years of physical residence in Greece (not required by the programme itself).

Approval timeline

Document gathering (in home country): 2-4 weeks
Property due diligence & purchase: 4-8 weeks
Application filing: 1 week
Blue receipt (interim residence right): 1 week
Full residence card: 6-9 months currently (backlog due to volume)

Total: 9-12 months from decision to card in hand.

Costs beyond the investment

| Item | Cost | | ----------------------------- | ----------------- | | Property transfer tax (3.09%) | €7,500-25,000 | | Notary + lawyer | 1.5-2% of value | | Application fee per adult | €2,000 | | Mandatory health insurance | €350-500 per year | | Tax advisor (recommended) | €1,500-3,000 |

Tax benefits

ENFIA: annual property tax based on objective value.
Non-Dom regime for foreign tax residents: 7% flat tax on global pension income for 7 years (for retirees).

Pitfalls and protections

Buying via remote power of attorney is allowed but the PoA must be translated and apostilled correctly
Underreporting the purchase price to reduce transfer tax is a criminal offence and can void the Golden Visa
Buying a property with undeclared planning violations — regularisation after the fact is difficult and expensive
Combining two properties to reach the threshold — since 2024, only a single property qualifies

When the Golden Visa makes sense

It's worth it if you:

Are non-EU and want Schengen freedom of movement
Plan long-term European presence
Are in a country with rising geopolitical instability (Plan B strategy)
Already intend to invest in Greek real estate

Not worth it for pure financial return — better-yielding investments exist without the property lock-in.

How we help

We work with Golden Visa–specialised lawyers and Non-Dom tax advisors. We source properties in the correct zones, run legal due diligence pre-purchase, and coordinate the entire process through approval. Reach out to discuss your specific case.

This information is general guidance valid for Q2 2026. The framework may change — consult a specialised legal advisor before making any investment decision.