The Complete 2026 Guide
Greece Golden Visa:
Residency by Real Estate Investment
A five-year renewable EU residence permit for you and your family - from €250,000, with no minimum-stay requirement and visa-free Schengen travel. Nine in-depth chapters, connected to 404 verified eligible properties in our portfolio.
Overview
What is the Greece Golden Visa?
The Greece Golden Visa is a residence-by-investment programme introduced in 2013. It grants non-EU citizens a five-year residence permit in exchange for a qualifying real-estate investment - currently from €250,000, depending on the property type and location.
It remains one of the most popular residency programmes in Europe: by December 2025 Greece had 27,786 valid permits issued to main investors, representing over €5.5 billion of investment. Unlike most residence permits, it imposes no minimum-stay requirement - you only visit once for biometrics.
The permit is renewable every five years indefinitely, as long as you retain the investment. It covers your spouse, children up to 21 (extendable to 24), and the parents of both spouses - with no age limit for parents. The full rules are covered chapter by chapter below.
Key Benefits
- EU residence from €250,000The lowest real-estate entry point among comparable EU programmes.
- Visa-free Schengen travel90 days per 180-day period across the Schengen Area.
- No stay requirementKeep your tax residency and life abroad; visit Greece when you wish.
- Whole family includedSpouse, children to 21 (24), and parents of both spouses.
- Rental income allowedLong-term letting permitted (~3-4% gross yield).
- Path to citizenshipNaturalisation possible after 7 years of genuine residence.
Important · Announced September 2026
Transfer tax for non-EU buyers set to rise from 3% to 15% in July 2027
Completing a purchase before July 2027 can save tens of thousands of euros on the same property - €30,000 on a €250K purchase, €96,000 on an €800K one. The measure is announced but not yet legislated.
Full cost & tax breakdownThe Guide
Explore the Guide, Chapter by Chapter
Eight in-depth chapters covering every rule, cost and step of the programme - kept current with the 2026 changes.
Requirements & Eligibility
Who qualifies, which family members are included, and the documents you need.
Read chapterInvestment Options
The €250K / €400K / €800K real-estate tiers and every alternative route.
Read chapterStep-by-Step Process
The 7 steps from property selection to permit card - mostly remote.
Read chapterCosts & Taxes
Government fees, transaction costs, the 2027 tax change, and ongoing taxation.
Read chapterWhere to Buy
Athens, the islands, Crete - zones, thresholds and live eligible listings.
Read chapterRenewal & Citizenship
Keeping the permit, Schengen rights, and the 7-year route to an EU passport.
Read chapterStatistics & Trends
Permits issued, investment volume, top nationalities and 2026 trends.
Read chapterFAQ
Short answers to the questions investors actually ask.
Read chapterLive Inventory
Latest Golden Visa Properties
Every listing carries our verified Golden Visa tag - 404 eligible properties, updated daily.
Start Your Golden Visa Journey
25+ years on the ground in Greece. We'll match you with eligible properties, introduce vetted lawyers, and walk with you from the first viewing to the permit card - in English, German, French or Greek.
Disclaimer: This guide is for general information only and does not constitute legal, tax or immigration advice. Programme rules change - notably the announced 2027 transfer-tax increase, which is not yet legislated. Always verify current requirements with a licensed Greek lawyer before investing. Last updated: October 2026.