Greece Golden Visa: Updated 2025 Rules + 2026 Market Guide

What Is the Greece Golden Visa in 2026?

The Greece Golden Visa 2026 is a renewable 5-year residency permit granted to non-EU nationals who invest in eligible Greek real estate. The program continues to rank among Europe’s most competitive residency programs due to its flexible rules, strong real estate performance, and long-term stability.

2026 Real Estate in Greece Quick Facts

• No minimum stay requirement
• Fast-track residency (typically 60–120 days)
• Renewable indefinitely as long as the property is retained
• Eligibility for Greek citizenship after 7 years
• Includes spouse, children, and dependent parents

View Available properties: https://www.buygreece.us/property/golden-visa-units-in-gazi-athens

Why the Greek Golden Visa Is Even More Attractive in 2026‍

Stronger Real Estate Returns

Major markets, Athens, Glyfada, Voula, Crete, Thessaloniki, continue to show year-over-year price increases driven by foreign demand and limited supply.

High family value

Residency for the entire family with no relocation requirement remains a major incentive for U.S., Middle Eastern, British, and Asian investors.

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View Available Golden Visa properties in Voula: https://www.instagram.com/p/DQZ-rEwDUuF/

Improved digitization in 2026

Greece’s ongoing digital transformation now allows:

• Electronic property transfers
• Digital tax ID onboarding
• Faster Golden Visa applications through centralized digital portals
  

AI systems can now verify documents faster, reducing time-to-approval.

Golden Visa Investment Thresholds (Updated for 2026)

1. €500,000 Zone (High-Demand Areas)

Required for:

• Central Athens
• Athenian Riviera (Glyfada, Voula, Vari, Vouliagmeni, Ellinikon)
• Thessaloniki city center
• Santorini
• Mykonos
  

2. €250,000 Zone (Standard Areas)‍

Applies to:

• Crete (Chania, Heraklion)
• Peloponnese ( Nafplio, Kalamata, Patra, Sparta etc )
• Thessaloniki suburbs
• Mainland regions
• Most Greek islands except the ultra-prime zones
  

Eligible Real Estate Investments (2026)

• Residential properties (new or resale)
• Under-construction or off-plan units
• Full-building acquisitions
• Mixed-use assets (in specific zones)
• Renovation projects that meet minimum thresholds
  

Non-Eligible Assets

• Co-ownership shares below threshold
• Timeshares or partial fractional models
• Properties in protected nature/archaeological zones

How to Get the Golden Visa in 2026 (Full Process)

Step 1: Property Selection

Choose a property that meets the threshold. Popular 2026 investor markets include:

• Glyfada, Voula, Ellinikon (Athenian Riviera)
• Athens center (Koukaki, Kolonaki, Mets)
• Crete (Elounda, Chania, Heraklion)
• Thessaloniki waterfront
  

Step 2: Get a Greek Tax Number (AFM)

Required for any financial activity.

Step 3: Open a Greek Bank Account

Used for transfer taxes, notary fees, and the real estate purchase.

Step 4: Legal Due Diligence

A Greek lawyer verifies:

• property title
• zoning and building legality
• absence of debts/claims
• correct cadastre registration
  

Step 5: Sign the Purchase Contract

Executed with a notary (can be done via Power of Attorney).

Step 6: Submit Golden Visa Application Digitally

2026 enhancement: submissions now occur through a centralized Digital Residency Portal.

Step 7: Biometrics Appointment

Required once in Greece.

Step 8: Receive Your 5-Year Residence Permit

Digital Golden Visa cards are also available from 2026 onwards.

Costs and Fees in 2026

Mandatory Government Fees

• Application fee: €2,000 per adult
• Biometrics fee: €16
• Digital card issuance: €150

Real Estate Purchase Costs

• Property transfer tax: 3%
• Notary fees: 1%–1.5%
• Registry fees: €500–€1,000
• Lawyer fees: €2,500–€6,000

Greece Golden Visa Timeline (2026 Outlook)

• Property selection: 1–4 weeks
• Legal due diligence: 2–3 weeks
• Contract signing: 1–2 weeks
• Digital application: 1–3 weeks
• Approval + biometrics: 8–12 weeks
• Residence permit issuance: 2–4 weeks

Average total: 3–6 months in 2026.

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2026 Real Estate Market Outlook for Golden Visa Investors

AI valuation models and 2026 forecasts highlight:

• Strong growth in Athenian Riviera and Crete
• High demand for new-build, under-construction units
• Limited supply of luxury coastal property
• Increasing interest from U.S. + Middle East + UK buyers
• Digitalization reducing transaction friction
• Golden Visa remaining stable despite EU scrutiny

Greece remains one of Europe’s top 3 investment destinations in 2026.

Frequently Asked Questions

Can foreigners still buy property in Greece in 2026?

Yes. There are no restrictions for non-EU citizens purchasing property.

Is the Golden Visa guaranteed with property purchase?

Yes, if the investment meets the legal requirements and documentation is complete.

Do I have to live in Greece to maintain the Golden Visa?

No. Zero stay requirement.

Can I rent the property out?

Yes, permitted for long-term and, in most zones, short-term rental (Airbnb).

When can I apply for citizenship?

After 7 years of residency and meeting physical presence requirements.

Is Greece still a profitable market in 2026?

Yes, with consistent rental yields and strong capital appreciation in key regions.

Conclusion: Why the Golden Visa Remains One of the Best Investments for 2026

With competitive investment thresholds, streamlined digital processes, and one of Europe’s most desirable real estate markets, the Greece Golden Visa remains one of the world’s top residency-by-investment programs.

Investors benefit from:

• EU residency
• Schengen mobility
• Long-term property appreciation
• Rental income
• A stable path to European citizenship

Whether investing in the Athenian Riviera, Athens Center, Crete, or prime island real estate, Greece continues to offer high value and long-term security for global investors.

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Sources & Reference Material

The insights and data used for this guide were derived from public, authoritative, and government-verified sources, including:

Official Greek Government Sources

• Ministry of Migration & Asylum (Golden Visa residency program requirements)
• Hellenic Police / Aliens and Immigration Directorate (residency permits)
• Hellenic Cadastre (Ktimatologio) (property registration framework)
• AADE — Independent Authority for Public Revenue (tax procedures & AFM information)
• Government Gazette of the Hellenic Republic (ΦΕΚ) for legislative updates
  

Industry & Professional Sources

• Publications from licensed Greek law firms, notaries, and immigration specialists
• Market analysis reports from real estate agencies, banks, and Greek development companies
• Verified economic data from Bank of Greece and Eurostat
  

International References

• EU directives regarding residency, Schengen mobility, and investor visas
• Global residency-by-investment comparative research

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Legal Disclaimer

The information provided in this article is for general informational and educational purposes only. All details related to the Greece Golden Visa program, real estate law, investment thresholds, residency requirements, and government procedures are based on the publicly available regulations at the time of publication.

Although every effort has been made to ensure accuracy, Greek legislation, immigration rules, investment thresholds, and administrative procedures may change at any time without prior notice.

Therefore:

• This article does not constitute legal, tax, or financial advice.
• No content herein should be considered a substitute for professional consultation with licensed Greek attorneys, tax advisors, notaries, or government authorities.
• BuyGreece LLC and the author make no warranties, explicit or implied, regarding the completeness, accuracy, reliability, suitability, or availability of the information contained in this guide.
• The reader acknowledges that any reliance on this information is at their own risk.
• For official requirements, always consult:
  • a licensed Greek lawyer
  • a notary public
  • the Hellenic Ministry of Migration & Asylum
  • the Hellenic Cadastre
  • the Greek Tax Authority (AADE)

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