Greece · property residence

Greece Golden Visa 2026: Five-Year Residence Through Property

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.

Compare the three property routes Book a consultation

€250,000for qualifying special properties
5 yearson each residence card
No minimum stayto keep the permit

Greece · property residence

Illustrated specimen Greece residence permit

What the residence route gives you

Why investors use the Greece Golden Visa

The route is built around a real property purchase, a renewable card and a family file that does not require relocation to stay valid.

One property carries the residence case.

The investment cannot be assembled from several smaller properties. We confirm the exact route and building eligibility before the purchase becomes binding.

Editorial illustration of a property residence route

No minimum-stay rule

You can keep the residence card valid without spending a fixed number of days in Greece each year.

The family can apply together

Spouse or partner, children up to 21 and both spouses' parents can join the application.

Five years at a time

The residence card renews in further five-year terms while the qualifying property remains held.

Remote purchase and filing

A limited power of attorney can carry the purchase and application. You attend in Greece for biometrics.

Three investment routes

Choose the Greek property route by the asset

Location, current use, restoration status and floor area decide which threshold applies. The price alone does not decide eligibility.

PropertyWhereMinimum areaHow many propertiesPermitMain due-diligence risk

€250,000PropertyConversion or listed-building restorationWhereAnywhere in GreeceMinimum areaNo fixed minimumHow many propertiesOnePermit5 years, renewableMain due-diligence riskThe building must genuinely qualify

€400,000PropertyStandard residential propertyWhereMost of GreeceMinimum area120 sqmHow many propertiesOnePermit5 years, renewableMain due-diligence riskCorrect zone and floor area

€800,000PropertyResidential property in a high-demand zoneWhereNamed cities, islands and zonesMinimum area120 sqmHow many propertiesOnePermit5 years, renewableMain due-diligence riskExact location classification

A Greek lawyer should confirm the property category before you commit funds, especially on the €250,000 conversion and restoration route.

The financial realities

Model the property before you model the residence

The residence permit and the investment return are separate decisions. We show the property, tax and letting constraints before a shortlist is treated as viable.

Editorial illustration of property and residence planning

Long-term rent

Use market yield, not a promise

The live page uses gross market ranges around 5.0 to 5.2% in Athens and 5.0 to 6.8% in Thessaloniki. The actual property can differ.

Short-term rent

Do not plan around Airbnb

Short-term letting on Golden Visa property is prohibited. Long-term letting remains the relevant rental model.

Purchase tax

Budget the 3.09% transfer tax

Resale property carries the transfer tax. New-build VAT treatment is rechecked against the purchase date.

Payment chain

Prepare source of funds early

Banks can apply enhanced due diligence by nationality, so ownership, source and transfer path need one clean narrative.

Mediterranean residence property — Greece · property residence

Holding the permit

What residence in Greece does and does not do

The card is useful without relocation, but citizenship and tax residence depend on where you actually live, not only on holding the permit.

No annual stay quota

You can renew while holding the qualifying property without a fixed annual day count for the permit.

A broad family definition

The application can include children up to age 21 and the parents of both spouses.

Schengen travel

The Greek residence card supports short travel across the Schengen Area while Greece remains the issuing country.

Citizenship needs real residence

Seven years of actual residence, language and knowledge requirements are separate from holding a no-stay investment permit.

Keep the two goals separate. A renewable residence card can work without relocation. A citizenship plan cannot.

Fit check

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

Review the investment plan

Editorial illustration of a property residence file

Property and funds file

What the Greek Golden Visa file must prove

The legal review, purchase documents and immigration evidence need to describe the same property and the same clean payment chain.

Property category

Location, use, floor area and conversion or restoration status for the selected threshold
Title and encumbrances

Greek legal due diligence before the purchase is completed
Source of funds

Ownership, bank trail and the lawful origin of the purchase money
Purchase and payment

Notarial deed, tax payment and evidence that one property meets the investment threshold
Identity and family

Passport, civil-status documents and the family relationship for each applicant
Power of attorney and biometrics

Remote authority for the legal work, followed by the required in-person biometric visit

From shortlist to residence card

We check the asset first,then run the residence file.

The statutory target is 90 days after filing. For planning, the live page uses a practical range of roughly 6 to 9 months.

1
Relovisa + client

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
Greek lawyers

Run property due diligence
Before purchase
Greek lawyers check title, encumbrances and whether the building genuinely fits the chosen threshold.
3
Client + lawyers

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
Case team

File the residence application
After purchase
We assemble and submit the Golden Visa file, including the main applicant and each family member.
5
Client + authority

Attend biometrics
Within 6 months of filing
You attend in Greece for biometrics. The legal and case team coordinate the appointment and originals.
6
Authority + case team

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.

The safest sequence is eligibility, due diligence, purchase and only then the residence filing.

Book a strategy consultation

Full-service scope

One coordinated property and residence case

The exact quote depends on the property route, family file and legal work required before purchase.

Quoted after route review

Full-service Greece Golden Visa

Individual quote based on property and family scope

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

For applicants who want the property, legal and residence work coordinated in one plan.

Book your strategy call

Mediterranean investment property — **Costs outside the Relovisa quote** These are paid to authorities, lawyers or the transaction itself.
Property and purchase taxes
Government filing and card fees
Tax, notary and third-party costs

Government and property costs are separate. The live page lists €2,000 for the main applicant, €150 per adult family member, transfer tax on resale property and renewal charges. All are rechecked before engagement.

Property route detail

The property tests behind the three thresholds

The investment amount is only the first gate. Property use, location, floor area and the one-property rule decide the rest.

For investors prepared to buy a legally qualifying special-property asset.

Conversion and restoration property

Commercial-to-residential conversions and listed-building restoration can use the €250,000 route anywhere in Greece, without a fixed floor-area minimum.

Investment: €250,000
Area: No fixed minimum
Location: Anywhere in Greece
Properties: One
Card: 5 years, renewable

Conversion or listed restoration
Lawyer confirms eligibility
Long-term letting only

Check a €250,000 property

For investors choosing a standard home by location and floor area.

Standard residential property

Most of Greece uses the €400,000 threshold. The named high-demand zones use €800,000. Both require one residential property of at least 120 sqm.

Investment: €400,000 or €800,000
Area: At least 120 sqm
Location: Determines the threshold
Properties: One
Card: 5 years, renewable

Standard residential property
Zone checked before purchase
Family can apply

Review the property route

Investor reviewing a Greek property route

Relovisa in numbers

See the method behind the global record.

7,000+cases handled

Residence, work, founder, family and private-client cases.

99.2%completed-case success rate

Completed cases only. Open, withdrawn and incomplete files are excluded.

30+nationalities

Clients handled across Relovisa's international route network.

10+ yearsexperience in immigration law and consulting

The immigration lawyers and consultants on our case teams bring 10+ years each.

Global Relovisa results. Greek authorities decide every Golden Visa application.

See how the 99.2% is counted

People behind your case

The people who move your case forward.

Every case is led and coordinated by Relovisa. We bring in the immigration consultants, lawyers, payroll and tax specialists the route needs, while Relovisa remains your single point of contact.

One coordinated case team, built around the route you actually need.

Vlad Shipilov

Founder

Leads strategy for founder, business and non-standard cases, connecting the route with the client's business, family and long-term plan.

Olia Nemirovski

COO & Chief Case Manager

Leads client and partner operations so case teams, local specialists and next steps stay coordinated from assessment to completion.

Evgenia

UK Immigration Lawyer · Specialist Partner

Supports UK immigration and Talent Visa case management where licensed legal input is required.

Vladimir

Germany Immigration Consultant · Specialist Partner

Supports German work immigration cases across process planning, local requirements and case coordination.

Daniela

Portugal Immigration Lawyer · Specialist Partner

Supports Portuguese residence matters that require legal review, representation or procedural escalation.

Petra

Portugal Immigration Consultant · Specialist Partner

Supports Portugal D2, D3, D7 and D8 cases, including clients with different income structures.

Marilia

Portugal Immigration Attorney · Specialist Partner

Supports global mobility for self-employed, founder and highly skilled cases through Portugal D8, D2 and D3 routes.

Thiago

Portugal Immigration Attorney · Specialist Partner

Supports highly qualified professionals and procedural cases involving residence delays and AIMA proceedings.

Vladislav

International Tax Advisor · Specialist Partner

Advises on international tax structures and non-standard cross-border situations across Europe, Asia and the United States.

Thomas

Crypto & Tax Advisor · Specialist Partner

Supports clients whose move intersects with crypto assets, international business and tax planning.

Our wider specialist network60+

immigration consultants and lawyers

Local coverage for routes and services that require authorised in-country specialists.

Greece Golden Visa questions

Questions to answer before you buy

The property category, payment chain and long-term goal should be clear before a reservation becomes binding.

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?

New applications from Russian passport holders remain suspended under the current sanctions treatment. We check nationality before any property commitment and discuss viable alternatives on the consultation.

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, the live page uses 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.

Reviewed against the live Relovisa Greece pageReviewed 2026-08-12

Start with the property

Show us the asset. We will tell you which threshold applies.

Bring the location, current use, floor area, purchase price and source-of-funds plan. We identify the route, flag the due-diligence risks and scope the legal and residence work before you commit.