Greece Golden Visa 2026

The Greece Golden Visa is a residence permit for non-EU investors who make a qualifying investment. It allows residence in Greece and short Schengen trips under the rules applicable to holders of a valid residence permit. The investor permit is valid for five years and can be renewed while the qualifying investment is maintained.

Purchasing property does not purchase citizenship or confer a right to take up employment under this permit. Naturalisation is a separate process with its own residence and integration requirements.

New investor applications from Russian and Belarusian nationals under the relevant residence categories remain suspended, according to the Greek Migration Ministry's circular of 21 April 2026. Buying an otherwise eligible property does not by itself make an application possible.

For someone who already has two citizenships, the ministry allows one to be chosen and used consistently for the investment, powers of attorney, entry and application. But a second passport does not guarantee eligibility for a person who also retains Russian or Belarusian citizenship. Disclose both citizenships and obtain a written assessment from Greek immigration counsel of the filing, sanctions and banking position before paying a deposit.

For a standard property purchase, the threshold is €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 inhabitants. It is €400,000 in other areas. The asking price alone does not establish that a property qualifies; its legal characteristics and transaction documents must be checked.

The €250,000 threshold is reserved for special categories, including eligible conversion of principal spaces to residential use and listed buildings requiring restoration. The change of use must be completed before the application is filed. Each route has further conditions; an ordinary €250,000 apartment does not qualify merely because of its price.

The investment threshold is distinct from government fees, legal due diligence, notarial and registration costs, and any conversion or restoration work. A complete budget depends on the selected property and family file.

The Greek government has announced a plan to raise the base property transfer-tax rate from 3% to 15% on residential purchases by certain buyers from outside the EU and EEA (from 3.09% to 15.45% including the municipal surcharge). It does not cover every property or foreign buyer: commercial property and land are excluded from the announced measure. The Finance Ministry named 1 July 2027 as the deadline for completing transactions already under way. This is an announced measure, not a rule currently in force. If you plan to buy, start checking eligibility, the property, tax treatment and timing now: completion takes time. A reservation or deposit alone does not guarantee the current rate.

The applicant needs identity and lawful-entry documents, evidence of the qualifying investment and the supporting property transaction documents. Title, permitted use, the relevant threshold and registration matter. The Ministry of Migration publishes the documents required for the initial permit and renewal.

A practical sequence is to select the route, review the property and source of funds, complete the transaction, assemble the evidence, file through the electronic services and attend the required in-person steps. Transaction and processing times vary by case; a fixed issuance date cannot be promised.

Eligible relatives may apply for derivative permits under the applicable rules. Confirm the precise family definition, evidence and fees before filing, especially for adult children and parents.

Renewal depends on keeping the legal basis for the permit. The official MITOS registry states that selling the qualifying property while the permit is valid results in revocation of the seller's investor permit. Consider the exit strategy before signing the purchase contract.

A five-year residence card and property ownership do not automatically become a Greek passport. Naturalisation has separate requirements, including genuine residence and knowledge of Greek language and society. Anyone whose main goal is citizenship should plan actual residence separately from the investment.

Our property guide explains how to assess a qualifying asset. The Greece programme page summarises the commercial route and how to request a case-specific cost estimate.