Residence Permit in Greece by Investment

Legal basis

The Golden Visa program was officially introduced by Greek legislation in 2013 (Law 4146/2013 and later amendments) and allows a 5-year residence permit to be issued to non-EU foreign nationals who meet the investment conditions. The law sets no minimum-stay requirement to maintain status.

Any adult foreigner who is not an EU citizen may take part, provided they have lawful income and investment capital. A criminal record is not allowed, and health insurance is required.

Investment options

• Real estate purchase. The most popular route. From €250,000 in lower-density regions or for renovation projects. For major cities and popular islands the threshold is €800,000 per property; for other regions, €400,000 (property of at least 120 sq. m). The reduced €250,000 category still applies to converting commercial property to residential or restoring heritage buildings, regardless of region.
• Long-term lease of tourist property. Leasing a hotel or tourist complex for at least 10 years. Total prepaid rent - from €400,000 or €800,000, depending on the region.
• Bank deposit. From €500,000 for at least 1 year; the deposit must stay in the Greek bank for the whole permit period.
• Capital investment in business. From €500,000 in a Greek company's capital (excluding portfolio-investment or real-estate companies) or in increasing an existing company's capital. Corporate bonds from €500,000 also qualify.
• Government bonds. From €500,000, maturity of at least 3 years.
• Securities and funds. Shares or bonds of Greek companies from €800,000, or from €350,000 in a fund investing exclusively in Greek assets.

The process usually takes 4-6 months from selecting the asset to issuance of the residence card. The permit is issued for 5 years and can be renewed indefinitely as long as the investment is kept - with no requirement to live in the country. You must visit Greece in person once every 5 years to file documents and biometrics for renewal.

Costs item by item

• property from €400,000 (about $448,200), from €800,000 (about $896,400) in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €250,000 only for converting a commercial building into housing or restoring a listed building;
• transfer tax: 3.09% of the price, €12,360 (about $13,900) on a €400,000 property; new builds carry 24% VAT instead, but it is suspended until 31 December 2026;
• notary about 1-1.5%, title registration about 0.5%, lawyer about 1%;
• the residence permit fee: €2,000 for the investor (about $2,300) and €150 for each adult family member (about $170), children under 18 pay nothing;
• health insurance for every family member.

For an investor buying at €400,000 the total starts from $475,500, for a family of three from $475,700. Exchange rate: $1.12 per euro on 6 October 2026. Our support fee is quoted by a manager in the chat.

What changes in 2026-2027

• The €800,000, €400,000 and €250,000 thresholds are unchanged. In the €400,000 and €800,000 zones the investment must be one property of at least 120 sq m.
• 24% VAT on new builds is suspended until 31 December 2026, and the 15% capital gains tax on a sale is not charged until the same date.
• Short-term rental of a golden visa property is banned: a €50,000 fine and cancellation of the permit.
• In September 2026 the government announced that the transfer tax on homes bought by non-EU nationals without long-term resident status will rise from 3% to 15% in 2027. The exact date and details will come with the law. On a €400,000 property the difference is about €48,000 (about $53,800), so closing earlier pays.

Documents and where to get them

• a passport and a Schengen visa or entry stamp;
• a Greek tax number and a Greek bank account, opened before the deal, also by power of attorney;
• the notarised purchase contract and the land registry extract confirming title;
• proof of payment by bank transfer from the investor's own account;
• health insurance for all family members;
• marriage and children's birth certificates with an apostille and a Greek translation.

Why applications are refused

• payment not from the investor's own account, or in cash;
• in the €400,000 and €800,000 zones, a property under 120 sq m or a sum made up of several flats;
• the home is let short-term;
• an applicant with a Russian or Belarusian passport and no second citizenship;
• an incomplete file or documents without an apostille and translation.

Taxes for the owner

The permit itself does not create tax residence: that comes after 183 days in Greece in a year. The owner pays the annual property tax, and rental income is taxed from 15% on the first €12,000 a year. Those who move can use new-resident incentives, including a flat €100,000 a year on foreign income. More on the Taxes in Greece page.

Comparison with other EU investment programmes

Greece remains the clearest EU option with a home purchase. If you want status without property, Portugal or Hungary are closer.

Benefits of the Greece Golden Visa

How to get a Greek residence permit by investment: step by step

FAQ