Greece Golden Visa guide 2026: requirements, costs and process

This guide explains Greece's residence-by-property-investment programme, known as the Golden Visa, under the rules in force on 6 November 2026. The rules have changed twice in two years, so read every figure on this page together with that date. An independent Greek lawyer handles the application and confirms what applies to your case.

What is the Golden Visa?

The Greek Golden Visa is a residence permit for non-EU citizens who buy property in Greece. Turkish citizens can use the programme. The permit lets you live in Greece and travel within the Schengen area. It is not citizenship and it is not a work permit.

Besides property there are separate investment routes, such as a start-up investment route. This guide covers the property route only.

Who qualifies?

The non-EU citizen who buys the property is the main applicant. Family members receive their own permits linked to the main applicant's (see "Family members" below). Your lawyer gives you the other conditions for the main applicant and the full document list.

Investment tiers by area (as of November 2026)

The thresholds came into force on 1 September 2024 under Law 5100/2024.

For the first two tiers:

• The investment must be one single property. Two smaller flats added together no longer qualify.
• Parking and storage do not count towards the 120 m² of main living space.
• The whole Athens Riviera is in Attica, so the €800,000 tier applies everywhere from Glyfada to Lagonisi.

The €250,000 route: conversion and restoration

Many pages still say that buying a €250,000 home in Greece gets you a residence permit. That is the old rule. As of November 2026, €250,000 applies only in two special cases: converting a non-residential building (for example a commercial building) into a home, or restoring a listed building.

For a conversion, the change of use must be complete before you apply. Golden Visa projects in Athens priced below €800,000 usually rely on this route. Your lawyer should check whether a specific project really qualifies, and how the size rule applies on this route.

What the permit gives you

• A five-year residence permit, renewable 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.
• No minimum stay. You do not have to live in Greece to keep the permit.
• Schengen travel. Permit holders can travel within the Schengen area.
• Family. Your spouse, your children under 21 and the parents of both spouses can receive their own permits.

What the permit does not give you

• It is not citizenship. Greek citizenship has its own, much stricter rules, including long actual residence and a language requirement. Ask a lawyer for the current conditions.
• It is not a work permit. If you plan to work in Greece, discuss it separately with your lawyer.
• No short-term letting. A Golden Visa home cannot be let short-term, Airbnb-style. The fine is €50,000 and the permit can be revoked. A 2026 circular also closed the management-company loophole. Long-term letting is allowed.

Costs on top of the price

The rates below are approximate and give a general picture as of November 2026. Your lawyer confirms the exact amounts for your purchase.

Some purchases are taxed differently. Once you own the home you also pay ENFIA, the annual property tax; the amount depends on the property.

Step-by-step process

1. Choose the home. Pick a property that meets the price and size requirements. Viewings can be in person or by video. Meeting the thresholds is necessary but not enough: your lawyer checks the title, the building permit and the use of the property.
2. Lawyer and power of attorney. You appoint an independent Greek lawyer who works for you and give them a power of attorney. Most of the following steps can then happen without you being in Greece. Your lawyer sets up how to sign the power of attorney from Turkey.
3. Tax number (AFM) and bank account. In person, the AFM can be issued the same day; through your lawyer with a power of attorney it usually takes one to two weeks. Then you open an account with a Greek bank. The bank will ask where the money comes from.
4. Payment and deed. The price is paid by traceable bank transfer from abroad into your own Greek account, with documents showing the source of funds. The deed is signed before a Greek notary and then registered. Most costs are paid at this stage.
5. Application. Your lawyer files the application with the Greek Ministry of Migration. You receive a receipt known as the "blue paper", which lets you stay in Greece legally while the application is pending.
6. Biometrics. You and each family member give fingerprints and a photo in person.
7. Permit card. The cards are issued, and the five years count from the day of issue.

How long does it take? A few months end to end, depending on the ministry's queue. No exact timeline can be promised. The order matters: bank account and paper trail before the deed, deed before the application.

Renewal

The permit can be renewed in five-year periods for as long as you own the property. From 2026 each period counts from the day the card is issued. Your lawyer confirms the other renewal conditions and the documents needed.

Family members

As of November 2026 the main applicant's permit extends to:

• Your spouse
• Your children under 21
• The parents of both spouses

Each family member receives their own permit linked to yours and attends biometrics in person. Ask your lawyer what happens when a child turns 21 and what the family-member fees are.

Summary

• The Golden Visa is a five-year, renewable residence permit. It is not citizenship or a work permit.
• On the Athens Riviera the threshold is €800,000, in one property of at least 120 m².
• €250,000 applies only to conversion and restoration projects.
• A Golden Visa home cannot be let short-term.
• The Greek authorities decide on approval; no approval is guaranteed.

This page is general information, not legal advice. Written by Aquarium Real Estate. Rules are stated as of 6 November 2026 and can change. For topics specific to Turkish buyers see Golden Visa for Turkish citizens.