Greece's Golden Visa is one of Europe's best-known investment programs. Its official name is the Golden Visa. Under the program, citizens of countries outside the Schengen area can obtain a Greek residence permit. And that's not all: foreign nationals with a residence permit gain the right to apply for citizenship.
The Golden Visa: Program Features
The mechanism has been in operation since 2013 and is governed by Greek migration law. The idea is that the investor puts money into property and gains the right to long-term residence in the country. Along with the applicant, official status can also be granted to their spouse, children and parents.
Holders of a Greek residence permit can live in the country with no restriction on the length of their stay, and travel freely within the Schengen area. At the same time, continuous residence in Greece is not a mandatory condition for keeping the status: you can rest or work in other countries.
The program is designed for investors who are not citizens of Schengen-area countries.
Its main advantages are:
- a relatively small starting capital requirement;
- the ability to include family members in the residence permit application;
- prospects for obtaining Greek citizenship in the future.
In 2026, the Greek government plans to change the program's terms. The Ministry of Migration has already announced that it is preparing changes aimed at speeding up application processing and streamlining administrative procedures. One of the key changes will be a change to how the residence permit's validity period is calculated.
Main Program Conditions
Only citizens of countries outside the European Union can apply for a Greek residence permit under the Golden Visa program. Investors most often choose to put capital into property, since this format is clear, transparent, and allows them to combine obtaining status with keeping the asset.
The entry threshold depends on which property is purchased and where it is located. In the most sought-after locations - for example, Athens, Thessaloniki, Mykonos, Santorini and a number of major islands - the minimum investment is 800,000 EUR. In other regions of the country the lower threshold is lower - from 400,000 EUR. A separate category applies to commercial premises that are converted into residential use, as well as to cultural heritage buildings undergoing restoration: in these cases the entry threshold starts at 250,000 EUR.
For most residential properties an additional area requirement applies - at least 120 sq. m. After the purchase, the owner keeps the right to manage the property, including renting it out. This means the investment can work in two directions at once: providing grounds for a residence permit and generating regular rental income.
How to Get a Residence Permit?
Obtaining a Greek Golden Visa is a step-by-step process that usually begins with choosing a suitable property for investment.
The next step is obtaining a Greek Tax Identification Number. It is needed for any official financial transactions in the country. After that, the investor opens a bank account in Greece, through which the investment itself is made, and through which further personal transactions can be handled if needed.
Once the property has been chosen and the funds transferred, the deal is documented. The investor ends up holding paperwork confirming the investment. An application for a residence permit is then filed. The document package usually includes a passport, proof of investment, a certificate confirming no criminal record, medical insurance, photographs, and family members' documents if the residence permit is being obtained for several applicants at once.
The final stage is a personal visit to Greece to provide biometrics. After the documents are checked, a residence permit card is issued for a period of five years. Renewal is possible for as long as the investment is maintained. After seven years of lawful residence in the country, the investor is entitled to apply for citizenship through naturalization.
Who Else Can Get a Residence Permit?
The Greek Golden Visa program allows not only the investor but also their family to obtain a residence permit. The application can include a spouse, minor children, and adult children if a number of conditions are met.
The right to a residence permit remains for children up to the age of 21, if they are unmarried and remain dependent on their parents. For children up to the age of 24 this option is also available, but subject to an additional condition: they must be enrolled full-time in Greece, be unmarried, and be financially dependent on the family. In addition, the investor's parents or the parents of their spouse can obtain status if they are financially dependent on the investor. There is no age limit for parents in this case.
Because of this approach, the program is considered one of the most convenient in Europe for family investors who need to obtain a residence permit for several generations at once.
Do you need to live in Greece continuously?
No, there is no requirement to live in the country on a permanent basis. Holders of a Greek residence permit can come to Greece whenever suits them, while retaining their resident status.
Can the purchased property be rented out?
Yes, the owner is free to use the property as they see fit. The apartment can be lived in permanently, used as a holiday home, or rented out to tenants. The format chosen for using it does not affect the residence permit - all that matters is retaining ownership of the property.
Can citizenship be obtained through the Golden Visa program?
The program by itself does not automatically hand out a passport. However, after seven years of living in the country, an investor can apply for citizenship. For naturalization, they will need to demonstrate integration into Greek society and knowledge of the language.
Will the 2026 reform change the timeline for citizenship?
No. The planned changes only affect the validity period of the residence permit card. The procedure and timeline for obtaining citizenship remain unchanged.
Can the property be sold?
Selling the property is possible. However, to keep the residence permit, the investment must be maintained in line with the program's requirements.
Conclusion
The Golden Visa remains one of the most accessible investment programs in the European Union. The ability to obtain a residence permit through property investment attracts investors interested in diversifying assets and gaining international mobility.
For investors, the program opens up several advantages: long-term residence in the country, access to the Schengen area, business development, the ability to include family members, and the prospect of obtaining citizenship.
To learn more, get in touch with us. We will look at your situation and suggest the best way to obtain a Greece Golden Visa in 2026.
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