Greece's Golden Visa at a Glance
Greece's residency-by-property program remains one of Europe's most accessible routes to legal residency. The core requirement is a qualifying real estate purchase. In return, the applicant and their family receive a five-year renewable residence permit with full Schengen Area travel rights and zero minimum stay obligations.
The program has undergone significant changes since its launch in 2013. The most important update came in 2024, when Greece raised the minimum property threshold in high-demand areas. Here is how the program works as of 2026.
Property Requirements
Greece operates a two-tier system based on location:
| Zone | Minimum Property Value | Areas Covered |
|---|---|---|
| Standard zones | EUR 250,000 | Most of mainland Greece, islands not listed below |
| High-demand zones | EUR 500,000 | Athens (all municipalities), Thessaloniki, Mykonos, Santorini |
The property must be purchased in the applicant's name (or through a legal entity where the applicant holds 100% of shares). Multiple properties can be combined to meet the threshold, provided they are all in the same zone category. The property must be maintained for the duration of the residence permit — selling it cancels the visa.
What Property Types Qualify
- Residential apartments and houses — the most common choice
- Commercial property — offices, retail, warehoused
- Land with building permits — undeveloped land qualifies if a valid permit is attached
- Hotel conversions — time-share or fractional ownership in approved developments
Short-term rental properties (Airbnb) are permitted, making the program attractive for applicants who want rental income from their property while residing elsewhere.
Family Inclusion
Greece offers one of the most generous family inclusion policies among European residency programs:
- Spouse or partner
- Children under 21
- Parents of both the main applicant and their spouse
All family members receive the same five-year renewable residence permit. Children who turn 21 can apply for an independent permit if they are enrolled in a Greek educational institution.
No Minimum Stay Requirement
Unlike most European residency programs, Greece does not require you to live in the country. You can hold the residence permit, visit occasionally or never, and still maintain your legal status. This makes it particularly attractive for professionals who want European access without relocating.
However, if your goal is Greek citizenship, you must demonstrate actual residence — a minimum of 183 days per year for seven consecutive years.
Schengen Area Access
A Greek residence permit grants the right to travel freely across all 27 Schengen Area countries for up to 90 days in any 180-day period. This covers most of the European Union plus Iceland, Liechtenstein, Norway, and Switzerland. For business travelers, this eliminates the need for individual visa applications across Europe.
Application Process Step by Step
Step 1: Select and Purchase Property
Engage a Greek attorney to conduct due diligence. Verify the property has a clean title, no encumbrances, and meets the minimum value threshold. The purchase is notarized and registered at the local land registry.
Step 2: Obtain a Greek Tax Number (AFM)
Required before any property transaction. Your attorney can apply on your behalf at the local tax office. Processing takes 1-2 days.
Step 3: Open a Greek Bank Account
Needed for the property transaction and ongoing expenses. Bring your passport, AFM, and proof of address from your home country.
Step 4: Complete the Property Purchase
Sign the purchase contract before a notary. Pay the transfer tax (currently 3.09% of the property value). Register the deed at the land registry.
Step 5: Apply for the Residence Permit
Submit your application at the local Decentralized Administration office. Required documents include your passport, property deed, health insurance valid in Greece, and proof of clean criminal record. Biometrics are collected at this stage.
Step 6: Receive Your Permit
Initial processing takes 2-3 months. You receive a temporary receipt that allows you to stay in Greece while your permit is processed. The residence permit card itself is valid for five years.
Timeline
| Stage | Duration |
|---|---|
| Property search and due diligence | 2-8 weeks |
| Purchase and registration | 2-4 weeks |
| Residence permit application | 1 week |
| Permit processing | 2-3 months |
| Total | 3-6 months |
Tax Implications
Holding a Greek residence permit does not automatically make you a Greek tax resident. Tax residency is triggered by spending 183+ days per year in Greece or having your center of vital interests there.
Non-Resident (Property Owner Only)
- Taxed only on Greek-source income (rental income from the property, for example)
- Rental income taxed at progressive rates: 15% up to EUR 12,000, 35% on EUR 12,001-35,000, 45% above EUR 35,000
- Annual property tax (ENFIA) based on property size, location, and value — typically EUR 2-5 per square meter
Tax Resident (Living in Greece)
- Worldwide income taxed at progressive rates up to 44%
- Non-Dom option: Greece offers a non-domicile regime for new tax residents. Pay a flat EUR 100,000 annual fee and your foreign-source income is exempt from Greek tax for up to 15 years. This is designed for high-net-worth individuals relocating to Greece.
Path to Citizenship
Greek citizenship requires:
- 7 years of actual residence (183 days/year minimum)
- Greek language proficiency (B1 level)
- Knowledge of Greek history, culture, and institutions (tested)
- Clean criminal record
- Tax compliance in Greece
Citizenship is not automatic — it requires a separate application and approval. Greece allows dual citizenship.
Common Mistakes
- Buying in the wrong zone without checking the threshold. A EUR 300,000 property in Athens does not qualify — you need EUR 500,000 there.
- Skipping due diligence. Some properties have liens, planning violations, or disputed titles. Always use an independent attorney — not the seller's.
- Assuming the permit equals tax residency. It does not. You become tax resident only if you actually live there or have your center of vital interests in Greece.
- Forgetting health insurance. You must have valid health insurance in Greece to obtain and renew your residence permit. EU/EEA citizens can use the European Health Insurance Card; non-EU citizens need private coverage.
- Not planning for renewals. The permit must be renewed every five years. You must still own qualifying property at renewal time.
Healthcare Access
Residence permit holders can access the Greek public healthcare system (ESY) if they are registered and paying social security contributions. Most Golden Visa holders opt for private health insurance, which provides faster access and English-speaking doctors. Private insurance costs approximately EUR 1,000-3,000 per year depending on age and coverage level.
Get a Personalized Assessment
The right property, location, and tax structure depend on your nationality, family situation, and long-term goals. Start a free assessment on TOTOZ.io to get a personalized analysis of whether Greece's Golden Visa fits your situation.