Greece Golden Visa FAQ (2026)

The Greek Golden Visa is a residence permit for non-EU citizens who buy property in Greece. As of November 2026 it is valid for five years and can be renewed for as long as you own the property. It lets you live in Greece and travel within the Schengen area. It is not citizenship and it is not a work permit.

As of November 2026 there are three tiers. €800,000 in Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents; €400,000 in the rest of Greece. For converting a non-residential building into a home, or restoring a listed building, the threshold is €250,000. In the first two tiers the investment must be one single property with at least 120 m² of main living space.

Only in special cases. The flat "€250,000 anywhere" rule changed on 1 September 2024. As of November 2026, €250,000 applies only to converting a non-residential building into a home or restoring a listed building. For a conversion, the change of use must be complete before you apply.

Yes. Athens and the Athens Riviera are in Attica, where as of November 2026 the threshold is €800,000 in one property with at least 120 m² of main living space. The €250,000 route can also apply to conversion or restoration projects. Your lawyer checks whether a specific property qualifies.

No. The Greek authorities decide on the permit, and no agency or lawyer can guarantee approval. Buying a property that meets the thresholds is necessary but not enough on its own; the title, building permit, use of the property and application documents must also be in order. Your independent lawyer carries out these checks.

No. The Golden Visa is a residence permit and does not give you a Greek passport. Greek citizenship has its own, much stricter rules, including long actual residence and a language requirement. Ask a lawyer for the current conditions.

The Golden Visa is not a work permit. If you plan to work in Greece, discuss it separately with your lawyer before you apply.

No. There is no minimum stay. You do not have to live in Greece to keep the permit, and it can be renewed for as long as you own the property.

Yes. As of November 2026 the permit extends to your spouse, your children under 21 and the parents of both spouses. Each family member receives their own permit linked to yours and attends biometrics in person. Ask your lawyer about the family-member fees.

Long-term, yes; short-term, no. Short-term, Airbnb-style letting of Golden Visa homes is banned; as of November 2026 the fine is €50,000 and the permit can be revoked. A 2026 circular also closed the management-company loophole.

The permit is valid for five years and can be renewed for as long as you own the property. Under Law 5275/2026, from 2026 the five years count from the day the card is issued, not from the day you apply. Your lawyer confirms the other renewal conditions.

From choosing the home to receiving the card usually takes a few months, depending on the Ministry of Migration's queue. No exact timeline can be promised. After you apply, the "blue paper" receipt lets you stay in Greece legally while the application is pending.

As of November 2026 the approximate figures are: property transfer tax of 3.09% of the price on a resale home, notary about 1% to 1.5%, lawyer about 1% to 2%, land registry under 1%. The permit fee for the main applicant is about €2,000, with a smaller additional fee per family member. Add the agency fee and ENFIA, the annual property tax. Your lawyer confirms the exact amounts.

Not everywhere. In border zones and on some islands, non-EU citizens need a permit from the defence ministry. Athens and the whole of Attica are outside this restriction, so no special permit is needed to buy on the Athens Riviera. For island properties, have your lawyer confirm the status.

Largely, yes. With a power of attorney to an independent Greek lawyer, the AFM, banking steps, notary signing and application can be handled for you. We can show you homes by video. Biometrics, however, must be given in person by you and each family member.

Yes. A holder of a Greek residence permit can travel within the Schengen area. Ask your lawyer for the details of the travel rules.