# Greece Golden Visa 2026: Five-Year Residence Through Property Canonical URL: https://relovisa.co/greece-golden-visa [Book with Relovisa on Tobira](https://tobira.ai/@relovisa) Buy one qualifying Greek property and apply for a five-year residence card that renews while you keep it. Three investment thresholds cover different properties and locations, with no minimum-stay rule for the permit. ## Who this is for - €250,000 for a qualifying conversion or listed-building restoration - €400,000 across most of Greece, in one property of at least 120 sqm - €800,000 in the named cities, islands and zones The Greece Golden Visa fits a real property plan We test the property category, source of funds, family structure and long-term objective before the legal and purchase work begins. ### The route is worth checking if - You can invest at least €250,000 in one qualifying property - You want a renewable residence card without a minimum-stay rule - You need parents or children up to 21 on the family file - You can document the full source and payment chain - You accept that long-term, not short-term, letting is the relevant rental option ### Check carefully if - The €250,000 property has not been legally confirmed as a conversion or listed restoration - You plan to combine several small properties - The return model depends on short-term letting - You expect the permit alone to build citizenship residence time - Your nationality or payment route may trigger enhanced bank checks ## Prices and packages ### Full-service Greece Golden Visa Individual quote based on property and family scope For applicants who want the property, legal and residence work coordinated in one plan. - Route strategy across the €250,000, €400,000 and €800,000 options - Property shortlisting and Greek legal due diligence - Conveyancing support through notary signing - Source-of-funds and payment-chain preparation - Application filing and biometrics coordination - Family applications and the five-year renewal roadmap Government and property costs are separate: €2,000 for the main applicant, €150 per adult family member, transfer tax on resale property and renewal charges. All are rechecked before engagement. ## Steps and timing We check the asset first, then run the residence file. The statutory target is 90 days after filing. For planning, use a practical range of roughly 6 to 9 months. ### 1. Set the route and shortlist Before commitment We match €250,000, €400,000 or €800,000 to the budget, location and property type, then shortlist credible options. ### 2. Run property due diligence Before purchase Greek lawyers check title, encumbrances and whether the building genuinely fits the chosen threshold. ### 3. Complete the purchase Notarial stage The deed is signed before a notary, directly or through a limited power of attorney, and the tax and payment trail are documented. ### 4. File the residence application After purchase We assemble and submit the Golden Visa file, including the main applicant and each family member. ### 5. Attend biometrics Within 6 months of filing You attend in Greece for biometrics. The legal and case team coordinate the appointment and originals. ### 6. Receive and plan renewal Practical range 6 to 9 months The card runs for five years and renews in five-year terms while you retain the qualifying property. ## FAQ ### What are the investment thresholds and zones? Three routes: €250,000 for qualifying conversion or listed-building restoration property anywhere in Greece; €400,000 for standard residential property in most of the country; and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. ### Why is the €250,000 route different? It is a specific category for commercial-to-residential conversion or listed-building restoration. It has no fixed floor-area minimum and no zone restriction. A Greek lawyer confirms the exact building before you commit. ### Is there a minimum property size? Yes. The €400,000 and €800,000 routes require at least 120 sqm. The €250,000 conversion or restoration route has no fixed floor-area minimum. ### Can I buy several properties to reach the threshold? No. One qualifying property must carry the full investment threshold. ### Can I rent the property out? Long-term letting is allowed. Short-term letting on Golden Visa property is prohibited and can trigger large fines and risk to the permit. ### What taxes will I pay? Resale property carries a 3.09% transfer tax. New-build VAT treatment depends on the purchase date. Rental income uses progressive rates and the annual property tax also applies. A Greek tax adviser should model your specific property. ### Do I have to live in Greece? No fixed stay is required to keep the permit. That also means a holder who does not actually live in Greece is not building the residence period for citizenship. ### Can I apply with a Russian passport? Not directly. New applications from Russian passport holders remain suspended under the current sanctions treatment. The route is only possible if you also hold a second citizenship for which the programme is open. We check this on the first call, before any property commitment, and discuss viable alternatives. ### Will my nationality affect the banking side? It can. Some nationalities face enhanced due diligence, so the source of funds and payment chain need to be prepared before the purchase. ### Who can I include in the application? Your spouse or partner, children up to age 21 and the parents of both spouses can join the file. ### How long does it take? The statutory decision target is 90 days. For planning, use roughly 6 to 9 months in practice, with biometrics within six months of filing. ### Can I buy through a company, and can I do it remotely? A wholly owned legal entity can hold the property, subject to legal confirmation. Purchase and filing can run through a notarised limited power of attorney; you attend in Greece for biometrics. ### What if the property is still under construction? Delivery timing, staged payments and legal protection vary by project. The lawyers confirm them before commitment and document how the purchase will reach the qualifying threshold. ### Does the Golden Visa give me citizenship? Not by itself. Citizenship requires seven years of actual residence, normally 183 or more days a year, plus language and knowledge requirements. ## Booking [Book a consultation or contact Relovisa](https://tobira.ai/@relovisa). Booking requires your explicit agreement. Contact sharing requires separate consent.