Greek Golden Visa
The Greek Golden Visa, explained with the numbers that matter
Greece grants a five-year residence permit to non-EU nationals who buy qualifying property. The permit renews for as long as you own the property, covers your close family, and carries no minimum stay requirement.
This page covers the current thresholds, the process, the realistic timeline and the taxes involved. Every figure reflects the rules in force in June 2026.
Questions buyers actually ask
Who can apply?
Any non-EU national aged 18 or over with a clean criminal record. There is no income test and no language test.
Can I rent the property out?
Long-term rental is allowed and is how most owners earn a yield. Short-term rental is banned for Golden Visa property and fined at €50,000.
Do I need to visit Greece?
One visit is required for biometrics. Everything else can be handled through a power of attorney.
Does it lead to citizenship?
The permit itself renews indefinitely. Citizenship is a separate naturalization process with its own physical presence and language requirements.
Investment thresholds in 2026
- €800,000Minimum in Athens, Thessaloniki, Mykonos, Santorini and the large islands.
- €400,000Minimum everywhere else in Greece.
- €250,000For a commercial building converted to residential use, or a listed building under restoration. These two routes carry no location restriction and no minimum size.
- 120 sqmAt the €800,000 and €400,000 tiers the purchase must be a single property of at least 120 square meters.
- Rental ruleGolden Visa property cannot be rented short term. The fine is €50,000 per breach. Long-term rental is allowed.
The process, step by step
- Choose the propertyCompare the asking price with district-level data and check the realistic rental yield before you commit.
- Hire an independent Greek lawyerThe lawyer verifies the title, the building permits and any outstanding charges on the property.
- Pay the deposit and sign a power of attorneyThe power of attorney lets your lawyer complete every later step while you are at home.
- Complete the purchaseThe deed is signed before a notary. Funds must arrive by bank transfer with a documented origin.
- File the residence applicationYour lawyer submits the application to the Ministry of Migration together with the purchase documents.
- Give biometrics in GreeceOne short visit for fingerprints and a photo.
- Receive the permitA five-year residence permit, renewable for as long as you keep the property.
A realistic timeline
Plan in months. A typical search and purchase takes 1 to 3 months. The residence application then takes another 3 to 6 months to process, including the biometrics appointment.
Once the application is filed you receive a temporary certificate that lets you stay in Greece legally while you wait for the permit.
The main taxes you pay
- 3.09%Transfer tax on resale property, paid once at purchase.
- ENFIAThe annual Greek property tax. The amount depends on the property's size, age and zone value.
See the data before you choose
Ruaa scores every eligible listing on yield, value, risk, growth and location, with district-level price data behind each number. Start with the live listings, or send us the properties you are already considering for an eligibility review.