Vlad Shifter
Founder
Entrepreneur and corporate consultant with 10+ years of experience with PwC, P&G, Coca Cola, Unilever and others. TechCrunch 200 Alum.
Greece Golden Visa 2026: Five-Year Residence Through Property
Invest in qualifying Greek real estate and hold a five-year residence permit that renews as long as you keep the property, with no minimum-stay requirement and your family included. Routes start at 250,000 EUR for eligible conversion or restoration properties. We run the case end to end, from property selection to your residence card. We do not promise a specific outcome.
- No minimum stay requirement
- 5-year residence permit, renewable
- Family included in one application
Three ways to qualify, one property each
250,000 EUR: conversion and restoration
The lowest entry point. Applies to property converted from commercial to residential use, or the restoration of a listed building, anywhere in Greece. No minimum floor-area requirement. One qualifying property. 5-year residence permit, renewable.
400,000 EUR: standard route
Standard residential property across most of Greece. 120 sqm minimum size. One qualifying property. 5-year residence permit, renewable.
800,000 EUR: high-demand zones
For property in Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents. 120 sqm minimum size. One qualifying property. 5-year residence permit, renewable.
One property, one route
Whichever threshold you choose, the qualifying investment must sit in a single property. You cannot combine several smaller properties to reach the threshold.
90-day statutory decision target
Law 5275/2026 sets a 90-day target for a decision on the application. In practice, law firms report real-world timelines of roughly 6 to 9 months.
Benefits of the Greece Golden Visa
No minimum-stay requirement
Hold the residence permit without relocating. There is no requirement to spend a set number of days per year in Greece to keep it valid.
Family included
Your spouse or partner, children up to age 21, and the parents of both spouses can be included in the same application.
5-year permit, renewable
The residence card is issued for 5 years and renews for further 5-year terms for as long as you hold the qualifying property.
A low entry point among comparable EU programs
The 250,000 EUR conversion or restoration route has no minimum floor-area requirement and applies across the whole of Greece.
File without relocating
You can purchase and file the application through a notarised, apostilled limited power of attorney. In-person attendance in Greece is needed only for biometrics.
The financial realities of Greek property
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Rental yields: market-level, not promised
If you let the property long-term, market data shows gross yields of roughly 5.0 to 5.2% in Athens and 5.0 to 6.8% in Thessaloniki. These are market-level figures, not a promised or guaranteed return. Rental income is taxed on a progressive scale from 15% to 45% (Law 5246/2025), plus the annual ENFIA property tax.
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Short-term letting is restricted
Long-term letting is allowed. Short-term letting such as Airbnb on Golden Visa properties is prohibited under Law 5100/2024, with fines of up to 50,000 EUR, monitored through the AADE registry.
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Purchase taxes and timing
Resale property carries a 3.09% transfer tax. VAT on new-build property is suspended through 31 December 2026, with the 3.09% transfer tax applying in that window instead.
From property shortlist to residence card: six steps
Statutory decision target is 90 days under Law 5275/2026; plan for a realistic 6 to 9 months in practice.
1. Strategy and shortlist
We map the right route (250k, 400k, or 800k) to your budget and goals, then shortlist qualifying properties.
2. Property due diligence
Greek lawyers check title, encumbrances, and, for the 250k route, that the building genuinely qualifies under the conversion or restoration rules.
3. Purchase
Signed before a notary. You can act through a limited power of attorney without travelling. Transfer tax on resale property is 3.09%; new-build VAT is suspended through 31 December 2026, with the 3.09% transfer tax applying in that window.
4. Application filing
We file the Golden Visa application. Government fees are 2,000 EUR for the main applicant plus 150 EUR per adult family member on the application.
5. Biometrics
You attend in person in Greece. Biometrics are given within 6 months of filing.
6. Residence card and renewals
The card is issued for 5 years and renews for further 5-year terms while you hold the property (2,000 EUR renewal fee plus a 16 EUR card fee).
Let your personal case manager and lawyer handle all the paperwork
No more dealing with bureaucracy — we take care of every detail.
1. Understand Your Immigration Options
During a consultation, our expert evaluates your profile and outlines pathways, helping you make an informed decision.
2. Tailored Strategy for Approval
Lawyer analyzes your case, identifies challenges, and creates a step-by-step roadmap to maximize success.
3. Complete Document Preparation
With minimal input from you, we handle certificates, translations, and applications.
4. Smooth Application Process
Your manager schedules appointments, ensures compliance, communicates with authorities, and tracks progress.
5. Bureaucratic Tasks Solved
We handle finding housing, tax registrations, and residence permits, eliminating paperwork stress.
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consultation
Not sure which visa or country suits your needs?
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Recommended
Full-service Greece Golden Visa
Individual quote
Individual package quote after your eligibility check.
Your exact package is finalised after we confirm which route fits.
- Route and property strategy across the 250k, 400k, and 800k options
- Property shortlisting and due diligence with Greek lawyers
- Legal conveyancing support through to notary signing
- Application filing and biometrics coordination
- Family members included (spouse or partner, children, parents of both spouses)
- Renewals roadmap for the 5-year cycle
Our team, lawyers and partners
Our legal experts and professionals take care of everything — from document preparation to final approval — with 24/7 support, so you don't have to worry about a thing.
Olia Nemirovski
COO
10+ years specialist in client and partner relations, driving innovation through deep customer understanding.
Evgenia
Immigration lawyer
Licensed lawyer with deep knowledge of UK immigration law, she excels as a case manager for Talent Visas with 99.8% success rate.
Vladimir
Immigration consultant
Over three years of project management experience in German work immigration processes.
Daniela
Immigration Lawyer
Her expertise includes legal representation in court proceedings, expedited solutions for delayed residence processes, and all visa programs.
Petra
Immigration consultant
Specializes in D visas: Digital Nomad, D7, D2, D3, etc. She has experience working with various types of income.
Marilia
Immigration Attorney
Lawyer with 4 years experience works with global mobility processes for self-employed individuals through D8, D2, or IT workers through D3/Blue Card.
Thiago
Immigration Attorney
Relocated more than 300 high-qualified professionals to Portugal since 2018. Currently holding 100% success in lawsuits against AIMA (200+).
Vladislav
Tax Advisor
A licensed tax consultant with thousands of cases handled worldwide, from EU countries to Hong Kong and the USA. Specializes in finding solutions in the most unique and challenging situations.
Thomas
Tax Advisor
Thomas specializes in crypto business consultancy, with notable projects including market research for Bit2Me, a major Southern European cryptocurrency exchange.
FAQs
What are the investment thresholds and zones?
Three routes: 250,000 EUR for conversion or listed-building restoration property anywhere in Greece; 400,000 EUR for standard residential property in most of the country; and 800,000 EUR in high-demand zones, namely Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents.
Why is the 250,000 EUR route so much lower?
It is a specific legal category for property being converted from commercial to residential use, or for the restoration of a listed building. It carries no minimum floor-area requirement and no zone restriction. Eligibility of the exact building is confirmed by a Greek lawyer before you commit.
Is there a minimum property size?
Yes, 120 sqm for the 400,000 EUR and 800,000 EUR routes. The 250,000 EUR conversion route has no floor-area minimum.
Can I buy several properties to reach the threshold?
No. The one-property rule applies to all three routes: the qualifying investment must sit in a single property.
Can I rent the property out?
Long-term letting is allowed. Short-term letting (Airbnb and similar) on Golden Visa properties is prohibited under Law 5100/2024, with fines up to 50,000 EUR and a risk to the residence permit, monitored through the AADE registry.
What taxes will I pay?
Purchase: 3.09% transfer tax on resale property; new-build VAT is suspended through 31 December 2026. Rental income is taxed on a progressive four-bracket scale: 15% up to 12,000 EUR, 25% from 12,000 to 24,000 EUR, 35% from 24,000 to 36,000 EUR, 45% above 36,000 EUR (Law 5246/2025, effective for income from 1 January 2026). You also pay the annual ENFIA property tax. Speak to a Greek tax adviser about your specific situation.
Do I have to live in Greece?
No. The residence permit has no minimum-stay requirement, which is why many investors hold it without relocating. Note that this also means the time does not count toward citizenship (see below).
Can I apply with a Russian passport?
New Golden Visa applications from Russian passport holders have been suspended since 2022 under EU sanctions measures. On a consultation we discuss the realistic alternatives with you, honestly and case by case.
Will my nationality affect the banking side of the purchase?
For some nationalities, banks apply enhanced due diligence on the payment for the property: a clear source-of-funds narrative and a clean payment chain. We help you prepare this before you commit, on a case-by-case basis.
Who can I include in the application?
Your spouse or partner, children up to age 21, and the parents of both spouses.
How long does it take?
Law 5275/2026 sets a 90-day decision target. In practice, law firms report roughly 6 to 9 months. Biometrics are given within 6 months of filing.
Can I buy through a company, and can I do it remotely?
Yes to both. Purchase through a legal entity is possible where the company is wholly owned by you (you hold all of the shares). The whole purchase and filing can run through a notarised, apostilled limited power of attorney; only biometrics require you to attend in person.
What if the property is still under construction?
Delivery timing and construction stage vary by project and are confirmed before you commit. Staged payments and escrow-style arrangements are handled case by case.
Does the Golden Visa give me citizenship?
Not by itself. Greek citizenship requires seven years of actual residence (183+ days per year) plus a language and knowledge exam. Holding the permit without moving does not build citizenship time.