Updated: 3 February 2026, 07:28 AM
|||The Greece Golden Visa remains one of Europe’s most attractive residency-by-investment programs in 2026, offering non-EU investors a direct pathway to European residency through qualifying investments. Despite regulatory updates and rising investment thresholds in select regions, Greece continues to balance accessibility, lifestyle value, and long-term security better than most competing EU programs.
Introduced under Greek Immigration Law 4251/2014 and continuously refined, the program grants a renewable five-year residence permit to investors and their families. It provides visa-free travel across the Schengen Area, flexible residency conditions with no minimum stay requirement, and access to Greece’s healthcare, education, and real estate markets.
In an era where several European Golden Visa programs have been suspended or restricted, Greece stands out for its program continuity, clear legal framework, and investor-friendly structure. For families, entrepreneurs, retirees, and global mobility planners, the Greece Golden Visa in 2026 offers not only residency but strategic positioning within the European Union.
This guide explains the benefits, eligibility criteria, investment options, costs, timelines, and long-term value—helping investors assess whether Greece remains the right residency destination for their future.
What Is the Greece Golden Visa Program?
The Greece Golden Visa Program is an official residency-by-investment scheme that allows non-EU and non-EEA nationals to obtain Greek residence permits by making qualifying investments in the country. Established in 2013 and governed by Law 4251/2014, the program is administered by the Greek Ministry of Migration and Asylum.
Successful applicants receive a five-year renewable residence permit, provided the qualifying investment is maintained. Unlike traditional immigration routes, the program does not require employment in Greece, sponsorship from an employer, or proof of active business operations.
The most popular route is real estate investment, though alternative capital investment options are also available. The residence permit grants legal residency in Greece and visa-free travel across all 27 Schengen countries for up to 90 days within any 180-day period.
A defining feature of the Greece Golden Visa is family inclusion, allowing the main applicant to include a spouse, dependent children up to age 21, and both parents without additional investment thresholds. The program also imposes no mandatory minimum physical stay requirement, making it especially attractive for international investors who do not wish to relocate immediately.
While the Greece Golden Visa does not grant immediate citizenship, it can form part of a longer-term EU naturalisation strategy for those who meet residency, language, and integration requirements over time.
Why the Greece Golden Visa Is Still in High Demand in 2026
Despite increased investment thresholds introduced between 2023 and 2025, demand for the Greece Golden Visa remains strong in 2026. One of the key reasons is program stability. While countries such as Portugal and Ireland have either closed or significantly restricted their residency-by-investment schemes, Greece continues to offer a legally robust and transparent pathway.
Another major driver is cost-to-value balance. Even at higher thresholds in premium locations, Greece remains competitively priced compared to similar European programs offering Schengen access and family inclusion. The availability of multiple investment tiers also allows investors to tailor their strategy based on budget, location preference, and long-term goals.
Greece’s strategic geographic location, Mediterranean lifestyle, and improving economic outlook further enhance its appeal. The country has demonstrated consistent growth in tourism, real estate demand, and foreign direct investment, supported by EU recovery funding and fiscal reforms.
Additionally, the absence of a minimum stay requirement makes the program highly flexible for globally mobile individuals. Investors can maintain their residency without disrupting existing business, tax planning, or family arrangements.
For many, the Greece Golden Visa serves as both a residency solution and asset diversification strategy, combining tangible property ownership with long-term European access.
Key Benefits of the Greece Golden Visa
Visa-Free Travel Across the Schengen Area
Greek Golden Visa holders enjoy visa-free travel across all Schengen member states for short stays. This allows up to 90 days of travel within any 180-day period, facilitating business mobility, leisure travel, and access to Europe’s major commercial hubs.
No Mandatory Minimum Stay Requirement
Unlike many residency programs, Greece does not require Golden Visa holders to reside in the country to maintain their permit. This flexibility is particularly attractive for investors who wish to retain global mobility while securing European residency rights.
Family Inclusion and Long-Term Security
The program allows immediate family members to be included under a single investment. Eligible family members include a spouse, children up to age 21 (with extensions under certain conditions), and both parents of the main applicant and spouse. This makes Greece one of the most family-friendly residency programs in Europe.
Attractive Real Estate-Led Residency Option
Real estate remains the most popular investment route, offering tangible asset ownership in a growing European property market. Properties may be rented out, generating income, provided legal compliance is maintained.
Lifestyle, Healthcare & Education Advantages
Residents gain access to Greece’s high-quality private healthcare system and international schools. Combined with a Mediterranean climate, cultural heritage, and relatively low cost of living, Greece offers a balanced lifestyle for families and retirees alike.
Greece Golden Visa Requirements in 2026
Applicant Eligibility Criteria
Applicants must be non-EU/EEA nationals, over 18 years of age, with sufficient financial means to complete the qualifying investment. The investment must be fully completed prior to permit issuance.
Eligible Family Members
Eligible dependents include:
- Spouse or legally recognized partner
- Children under 21
- Parents of both spouses
No additional investment is required for family inclusion.
Legal, Background & Compliance Requirements
Applicants must provide a clean criminal record from their country of residence, valid health insurance covering Greece, and full compliance with Greek anti-money laundering regulations. All funds must be legally sourced and documented.
Investment Options and Thresholds for 2026
Real Estate Investment Routes
Greece applies a tiered investment system based on location and property type:
€250,000 pathway
Applies exclusively to properties converted from commercial to residential use or listed restoration projects, regardless of location.
€400,000 pathway
Applies to selected regions outside high-demand zones, with a minimum property size of 120 sqm.
€800,000 pathway
Applies to high-demand areas including Athens, Thessaloniki, Mykonos, Santorini, and select islands.
Long-Term Lease Investment Option
A long-term lease of at least 10 years for hotel accommodations or tourist residences may qualify, subject to minimum value thresholds equivalent to real estate routes.
Alternative Capital Investment Routes
Other options include capital contributions to Greek companies, government bonds, or regulated investment funds, though these routes are less commonly used due to complexity.
Greece Golden Visa Application Process & Timeline
Step-by-Step Application Process
- Investment selection and completion
- Document preparation and legal due diligence
- Biometric submission in Greece
- Residence permit issuance.
Average Processing Timeline
Processing typically takes 3–6 months, depending on regional authorities and application completeness.
Residency Card Validity & Renewal Cycle
Permits are valid for five years and renewable indefinitely, provided the investment is maintained.
Cost Breakdown — What to Budget Beyond the Investment
Government & Application Fees
Includes residence permit fees and biometric charges.
Property-Related Costs
Transfer tax, notary fees, legal fees, and registration costs typically range between 7–10%.
Ongoing & Renewal Expenses
Minimal renewal fees apply every five years.
Greece Golden Visa vs Other European Golden Visa Programs
Greece vs Portugal Golden Visa
Portugal no longer accepts real estate investments, making Greece more accessible.
Greece vs Spain & Other EU Options
Spain offers residency but with stricter stay and tax implications.
Cost vs Flexibility vs Citizenship Path
Greece excels in flexibility, while citizenship requires longer physical presence.
Does the Greece Golden Visa Lead to EU Citizenship?
Residency Duration Requirements
Seven years of legal residence are required.
Physical Presence & Language Rules
Applicants must demonstrate actual residence and Greek language proficiency.
Naturalisation Timeline Overview
Citizenship is discretionary and subject to integration assessment.
Who Is the Greece Golden Visa Best Suited For?
- International investors
- Families seeking EU security
- Entrepreneurs
- Retirees
- Global mobility planners
How Migrate World Helps You Secure the Greece Golden Visa
Migrate World provides end-to-end residency-by-investment advisory services, combining legal expertise, real estate sourcing, and strategic planning. From eligibility assessment to application filing and renewal support, our team ensures compliance with Greek regulations while aligning your residency strategy with long-term mobility goals.
Explore our programs:
- https://migrateworld.com/en/program/residency-by-investment/greece/
- https://www.migrateworld.com/en/residency-by-investment-programmes/
- https://migrateworld.com/en/contact/
FAQs — Greece Golden Visa 2026
1. How much investment is required for the Greece Golden Visa in 2026?
Between €250,000 and €800,000 depending on the investment route and location.
b>2. Can I include my spouse, children, and parents?
Yes, family inclusion is permitted without additional investment.
3. Do I need to live in Greece to maintain my residency?
No, there is no minimum stay requirement.
4. How long does the application process take?
Typically 3–6 months.
5. Is Greece Golden Visa better than other EU programs?
It offers superior flexibility and family benefits compared to many alternatives.
Conclusion — Is the Greece Golden Visa Still Worth It in 2026?
In 2026, the Greece Golden Visa remains one of Europe’s most compelling residency-by-investment programs. While investment thresholds have increased in premium locations, the program’s flexibility, family inclusion, Schengen access, and real estate-led structure continue to offer exceptional value.
For investors seeking EU residency without relocation pressure, Greece provides a stable, legally sound solution backed by official government policy. With proper planning and expert guidance, the Greece Golden Visa can serve as both a lifestyle upgrade and a strategic long-term residency asset.
