The Golden Visa Greece program is a residency-by-investment scheme that allows non-EU citizens to obtain a 5-year renewable residency permit in Greece by investing in real estate. First introduced in 2013, it has become one of the most popular and cost-effective residency programs in Europe, attracting investors from Turkey, China, Egypt, the Gulf states, Serbia and beyond.
In 2026, the program remains fully active and continues to offer one of the most straightforward pathways to European residency, with no minimum stay requirement, full family inclusion and visa-free access to 29 Schengen countries.
For international buyers looking to combine a sound real estate investment with the security of European residency, the Golden Visa Greece program remains the top choice in Europe.
Who is Eligible for the Golden Visa Greece Program?
Any non-EU citizen is eligible to apply for the Golden Visa Greece program, provided they meet the minimum investment threshold. There are no restrictions based on nationality in most areas of Greece, making it accessible to citizens of Turkey, Egypt, China, Iran, Lebanon, the Gulf states and many other countries.
To qualify, applicants must:
- Be a non-EU/EEA citizen
- Make a qualifying real estate investment in Greece
- Hold a clean criminal record
- Have valid health insurance coverage in Greece
Family members including the spouse and children under 21 are automatically included in the residency application at no additional investment cost.
Golden Visa Greece 2026: Investment Thresholds
One of the most important updates to the Golden Visa Greece program in recent years is the introduction of a three-tier investment structure, which came into full effect in 2024 and remains in place in 2026. The thresholds vary depending on the location and type of property.
Tier 1 — €800,000 (High-Demand Areas)
A minimum investment of €800,000 is required for properties located in:
- The entire Attica Region (including Athens and Piraeus)
- The Regional Unit of Thessaloniki
- Mykonos and Santorini
- All Greek islands with a population exceeding 3,100 residents
Properties must be a single qualifying unit with a minimum surface area of 120 square metres.
Tier 2 — €400,000 (All Other Areas)
For properties located outside the high-demand zones listed above, the minimum investment is €400,000. The 120 square metre requirement also applies here.
Tier 3 — €250,000 (Special Cases)
The €250,000 threshold is retained exclusively for the following special cases, regardless of location:
- Commercial-to-Residential Conversion: A commercial or industrial property (such as an office or warehouse) that has been fully converted into a residential unit prior to the visa application.
- Listed Building Restoration: The purchase and full restoration of a building classified as a listed heritage property.
- Startup Investment: An investment of €250,000 in a Greek startup registered with the Elevate Greece platform.
Note: The 120 square metre rule does not apply to the €250,000 special cases.
Benefits of the Golden Visa Greece 2026
The Golden Visa Greece program offers a compelling combination of lifestyle, financial and mobility benefits that few other European programs can match.
European Residency — Holders of the Golden Visa Greece receive a 5-year renewable residency permit, granting them the legal right to live, travel and stay in Greece without limitations.
Visa-Free Schengen Access — With a Greek Golden Visa, holders enjoy visa-free travel across all 29 Schengen Area countries, making it ideal for frequent travellers between Europe, the Middle East and Asia.
No Minimum Stay Requirement — Unlike many other residency programs, the Golden Visa Greece has zero minimum stay requirements. Investors do not need to live in Greece to maintain or renew their residency permit.
Full Family Coverage — The entire family is covered under a single investment — spouse, children under 21 and dependent parents are all included in the residency application.
Strong Rental Yields — Greek real estate — particularly in Athens and the islands — continues to deliver strong rental yields, ranging from 4% to 7% annually, with higher returns in tourist-heavy areas.
Path to Citizenship — After 7 years of legal residency in Greece, Golden Visa holders may apply for Greek citizenship, gaining full EU citizenship and passport rights.
The Golden Visa Greece Application Process: Step by Step
Understanding the process is essential for a smooth and timely application. Here is a complete step-by-step breakdown of how the Golden Visa Greece program works in 2026.
Step 1 — Choose Your Property Select a qualifying property that meets the investment threshold for your chosen area. Grecoland's team of specialists will guide you through the available options across Greece.
Step 2 — Legal & Tax Registration Appoint a Greek lawyer and obtain a Greek Tax Registration Number (AFM). This is required for all property transactions in Greece.
Step 3 — Open a Greek Bank Account A Greek bank account is not a mandatory requirement for the property transaction. However, it is strongly recommended for investors who plan to rent out their property, as it allows rental income to be received directly in Greece and avoids international transfer fees.
Step 4 — Sign the Purchase Contract Complete the property purchase through a notarised contract. The full investment amount must be transferred and documented.
Step 5 — Submit the Golden Visa Application Once the property purchase is complete, submit the Golden Visa Greece residency application along with all required documentation, including passport, health insurance, property deed and proof of investment.
Step 6 — Biometric Data & Permit Issuance Visit Greece to have biometric data captured. The residency permit is typically issued within 2 to 4 months of submission, making it one of the fastest processing times in Europe.
Golden Visa Greece 2026: Frequently Asked Questions
Can Turkish citizens apply for the Golden Visa Greece? Yes. Turkish citizens are fully eligible for the Golden Visa Greece program with no restrictions in most areas of Greece. Turkey is one of the largest source markets for the program, and Grecoland has extensive experience working with Turkish investors.
Does the Golden Visa Greece include my family? Yes. The Golden Visa Greece covers the spouse and children under 21 years of age under the same application, with no additional investment required.
Can I rent out my Golden Visa property? Yes. Golden Visa Greece investors can rent out their investment property on a long-term basis while maintaining their residency status. Please note that short-term rentals are no longer permitted for properties acquired under the Golden Visa program.
How long does the Golden Visa Greece process take? The full process — from property selection to residency permit issuance — typically takes between 3 to 6 months. The permit itself is usually issued within 2 to 4 months of application submission.
Can I apply for Greek citizenship through the Golden Visa? Yes. After 7 years of legal residency in Greece, Golden Visa holders may apply for Greek citizenship, subject to language and integration requirements.
Is the Golden Visa Greece still available in 2026? Yes. The Golden Visa Greece program is fully active in 2026 with updated investment thresholds. Despite changes to the minimum investment requirements, Greece remains one of the most attractive and accessible Golden Visa programs in Europe.
Why Choose Grecoland for Your Golden Visa Greece Investment?
Navigating the Greek real estate market as an international buyer requires local expertise, legal knowledge and a team that understands your goals. Grecoland has been operating in the Greek property market for over 50 years, combining deep local knowledge with a genuine commitment to international buyers.
Our team guides you through every step of the Golden Visa Greece process — from identifying the right property to completing your residency application. We work with buyers from Turkey, Egypt, China, Iran, the Gulf states, Serbia and beyond, offering personalised support in English throughout the entire process.
Whether you are looking for a premium apartment in Athens, a villa on the islands or a listed building restoration project, Grecoland will find the right match for your investment goals and lifestyle.
Contact Grecoland today and take the first step toward your European residency through the Golden Visa Greece program.
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