Greece Golden Visa, explained without the sales pitch
What the residence-by-investment programme costs after the 2024 reform, which threshold applies where, how long it takes, who can be included, and who should choose something else. Every figure is dated and linked to its source.
Read the complete guideAll guidesStart here
Greece Golden Visa in 2026: The Complete Guide
How the Greece Golden Visa works in 2026 after the 2024 reform: thresholds by zone, property rules, costs, timeline, family members and what the residence card actually gives.
Greece Golden Visa Thresholds by Region in 2026: €250k, €400k and €800k
Which Greece Golden Visa investment threshold applies where in 2026: €800,000 premium zones, €400,000 elsewhere, €250,000 conversion and restoration, plus the €500,000 non-property route.
Greece Golden Visa Costs and Fees in 2026
What the Greece Golden Visa really costs in 2026: property thresholds, transfer tax or VAT, the €2,000 state fee, medical insurance, transaction costs and a worked all-in example.
Greece Golden Visa Application Process Step by Step
The Greece Golden Visa process in clear stages: preliminary check, property due diligence, purchase, migration filing, biometrics and the five-year card, with typical timing.
Greece Golden Visa: Family Members and Documents
Who can join a Greece Golden Visa application in 2026: spouse, children under 21, parents of both spouses, and the document pack each person needs.
Greece Golden Visa: Permanent Residence, Citizenship and Taxes
What happens after the Greece Golden Visa card: five-year renewals, permanent residence, the seven-year path to citizenship, and what the permit does and does not do for tax residence.
Greece compared with other EU residence programmes
| Greece | Portugal | Cyprus | |
|---|---|---|---|
| Minimum investment | from €250,000 | €500,000 (funds/shares) | €300,000 |
| Property route | Yes | No since 2023 | Yes (rent or buy) |
| Typical processing | about 4-6 months | from about 12 months | about 2-3 months |
| Schengen travel | Yes (as resident) | Yes (as resident) | Not yet in Schengen |
Published programme minimums compiled from BRIDGES programme pages, checked October 2026. Taxes and fees are added. See also the path to permanent residence and citizenship.
Frequently asked questions
How much do you need to invest for the Greece Golden Visa?
After the 2024 reform there is no single threshold. €250,000 remains only for converting commercial property to residential or restoring a listed building. Most purchases start at €400,000, and in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents the minimum is €800,000. A deposit, funds or securities route starts at €500,000.
Do I have to live in Greece?
No. The programme sets no minimum stay. The five-year card is renewed while you keep the qualifying investment and valid insurance.
Who can be included on one application?
A spouse, unmarried children under 21 and the parents of both spouses can receive residence permits on the same investment. New family members can be added later.
Does the Golden Visa lead to Greek citizenship?
Not automatically. Naturalisation is possible after seven years of continuous actual residence in Greece, with language and integration requirements. Holding the card alone is not enough.
Can the property be let?
Long-term letting is allowed. Short-term letting through platforms is forbidden for Golden Visa properties: the penalty stated by BRIDGES is €50,000 and cancellation of the permit.