Updated 21 May 2026Greece Golden Visa: residence through property investment
A property investment can qualify an investor and eligible family members for Greek residence. The permit allows residence in Greece and short trips within the Schengen Area, without a continuous-stay requirement.
Alesya Razinkevich
Prepared byAuthor of materials on property and residence programmes
Mikhail Bulanov
Reviewed byCo-founder and managing partner at Tranio, property investment expert
from €250,000
Minimum property investment threshold
4–8 months
Average time to obtain the status
Five-year residence permit
Renewable while the investment is retained
How the Greece Golden Visa works
The Greece Golden Visa is a residence route based on a qualifying property investment. The investor receives a five-year residence permit that can be renewed while the qualifying investment is retained.
The investment threshold depends on the property’s location and type. The former rule under which any qualifying property from €250,000 could be used no longer applies.
Eligibility depends on the property’s location, legal status and permitted use. The property therefore needs to be assessed against the residence rules before the transaction proceeds.
- The right to live in Greece while the permit remains valid and travel within the Schengen Area under the applicable rules
- A five-year residence permit, renewable while a qualifying investment is retained or replaced
- Up to 10 eligible family members in one application, including both spouses’ parents
- Access to services available to residents, subject to the provider’s requirements
- Income-producing property that can be rented out long term
The permit does not authorise employment
A permit holder may own a company or hold shares and receive business income or dividends, subject to the applicable corporate and tax rules.
Who the Greece Golden Visa may suit
The programme may suit investors, entrepreneurs and families seeking a long-term status in Europe without an immediate relocation.
- For mobility: residence in Greece and short trips within the Schengen Area.
- For families: one route that may include several generations, subject to the dependency rules.
- For property ownership: an asset denominated in euros that may generate long-term rental income.
- For long-term planning: a five-year permit without a continuous-residence requirement.
Programme terms in 2026
The investment must meet the current rules on value, property type and location. Under the rules introduced in 2024, the same budget may qualify in one category but not another.
Properties in the €250,000 category require careful due diligence of permits, the lawful change of use and the documents needed for the residence application.
Price and expenses
In addition to the property price, allow for transaction and residence-application costs. The working estimate in this guide is approximately 8–12% of the property price.
For selected Tranio projects in Athens, the investment price includes Golden Visa support, furnishing and preparation for long-term rental.
- Property transfer tax of about 3.09%
- Land registry fee and notarial services
- Legal due diligence of the property and transaction support
- Document translation and certification, plus health insurance
- Government fees for the residence card
Restrictions to understand in advance
- Short-term letting is prohibited for qualifying Golden Visa property; long-term letting may be permitted.
- At the €400,000 and €800,000 thresholds, the investment must be made in one property rather than assembled from several units.
- A mortgage does not replace the investment: the investor’s own funds are counted.
- Selling the property without replacing the investment results in loss of status.
- Residence alone does not make the investor a Greek tax resident; that question is assessed separately.
Comparison with alternatives
Greece may be relevant when the €250,000 special-property category, multi-generational family eligibility and the ability to retain a rental asset are important to the decision.
| Programme | Investment | Timing | Residence | Schengen |
|---|---|---|---|---|
| Greece | from €250,000 | 4–8 months | not required | yes, 90/180 |
 Cyprus | from €300,000 | 8–11 months | minimal visits | no |
 Portugal | from €500,000 | 12–18+ months | minimal visits | yes, 90/180 |
Expert comment
The most important thing in the Greek Golden Visa is not the price of the property but whether it meets the programme rules. This is especially important at the €250,000 threshold: we check the redevelopment licence and change-of-use documents before the transaction, not afterwards.
Kseniya Nass
Lead Tranio expert in migration programmes
Nationality and compliance checks
Eligibility may depend on current or former citizenship, place of birth, residence, sanctions status and the proposed banking route. Some applicants may not be able to apply directly under the current rules.
Where direct access is restricted, Tranio can review lawful alternatives. Another citizenship may create a possible route, but it does not guarantee programme eligibility or bank acceptance.
Check the complete route before making either investment
A multi-step route should be verified before applying for another citizenship or buying property in Greece. The review should cover nationality rules, source of funds, payment arrangements and the applicant’s wider objectives.
Family in one application
Up to 10 eligible family members may be included. Both spouses’ parents can obtain status with the investor without making a separate qualifying investment.
- Spouse
- Children under 21
- Children over 21, subject to dependency and study conditions
- Parents of the main applicant
- Parents of the spouse
How the process works
Timing depends on the property, document readiness and authority workload. The working estimate in this guide is four to eight months.
- Step 1 — Review the case: family composition, citizenship, budget, intended outcome and material constraints.
- Step 2 — Select a qualifying property: threshold, location, permitted use, legal status and rental strategy.
- Step 3 — Prepare the transaction: obtain an AFM tax number, arrange a power of attorney if required and check the title and encumbrances.
- Step 4 — Complete the purchase: sign the contract, pay the applicable taxes and register ownership, either in person or through a power of attorney.
- Step 5 — Apply for residence: a lawyer submits the application package and the applicant receives temporary confirmation.
- Step 6 — Biometrics in Greece: usually the only compulsory in-person stage.
- Step 7 — Receive the five-year residence card, which can be renewed while the conditions remain satisfied.
Tranio Hellas in Athens — since 2017
7 projects
Our own large residential projects for the programme
150+ renovations
Individual flats prepared for residence applications
200+ families
Obtained Greek residence with Tranio
100% of cases
Successful among transactions we supported
Who the programme does not suit
01
You want to let the property short term
02
You are not prepared to retain a qualifying investment
03
You want to take employment in Greece
Frequently asked questions
No. There is no continuous residence requirement to maintain the permit. You need to visit for biometrics and when renewing the card.
Yes, but not through every property. The €250,000 threshold is available for redevelopment that converts commercial or office property to residential use, and for historic buildings being restored. Such properties need especially thorough due diligence.
Yes, the property can be let long term. Short-term rentals through Airbnb, Booking and similar platforms are prohibited for Golden Visa property.
Yes, but to retain the status you must keep a qualifying investment or replace it with another suitable one. Otherwise, the residence permit is lost.
Employment is prohibited. An investor may own a company, hold shares and receive dividends.
Yes. Current or former citizenship, place of birth, residence and sanctions status may affect eligibility or the banking route. These points should be checked before a property purchase. Where direct access is restricted, a lawful alternative may be considered, but it is not guaranteed.
It can, but not automatically. Citizenship requires actual residence in Greece, meeting the naturalisation conditions and passing language and culture examinations. The usual benchmark is seven years of residence.
Citizenship by Investment options
The Tranio ecosystem
Residence or citizenship is only one stage. With Tranio, these goals can be addressed by one team.
We select and arrange residence, permanent residence and second citizenship around your goals and long-term plans.
We help you choose and buy overseas property with full transaction support.
We advise on international investments, ownership structures and substantial private wealth.