Greece Golden Visa 2026: New Rules, Prices, and Step-by-Step GuideIn 2026
The Greek Golden Visa program remains one of the fastest and most technologically advanced ways to obtain a permanent residence permit in the European Union for the entire family. Thanks to the large-scale digitalization of the migration system, document submission and residency processing now take place without excessive bureaucracy.
💰 Current Investment Thresholds (2026)
The program operates on a three-tier investment structure aimed at protecting the real estate market and developing the regions: €250,000 — Properties undergoing restoration, architectural monuments, as well as commercial real estate officially converted by the investor into residential housing (Conversion properties). €400,000 — Residential real estate (with a minimum area of 120 sq.m.) in standard, developing, and tourist regions of Greece. €800,000 — Premium zones with high demand: central Athens, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100 people (the property area must also be at least 120 sq.m.).
🗺️ Key Benefits of the Status
Freedom of movement: Visa-free entry and stay in all 29 Schengen countries. The whole family in one application: Residency status is granted to the investor, spouse, children under 21, and parents of both spouses. No physical residence requirement: To maintain the residence permit, there is no requirement to live in Greece for a single day of the year.Foreign currency asset: The opportunity to legally rent out the property and earn income in Euros.
⏱️ Step-by-Step Processing Algorithm (From Start to Card)
Step 1: Legal Audit and Reservation (1–2 weeks)
Property selection. Remote execution of a power of attorney for a Greek lawyer. Legal due diligence of the property in the Land Registry (Ktimatologio). Signing a preliminary agreement and paying a deposit.
Step 2: Tax and Banking Procedures (1–2 weeks)
The lawyer remotely obtains a Greek tax number (AFM) for you. Opening a current account in a Greek bank (e.g., Eurobank or Alpha Bank), providing documents that prove the legal source of funds.
Step 3: Tax Payment and Closing the Deal (2–3 weeks)
Calculation and payment of the property transfer tax (3.09%). Transferring the full purchase price from your account to the seller's account. Signing the main purchase and sale contract before a notary and registering it in the Land Registry.
Step 4: Residency Application and Blue Paper Issuance (1–2 days)
Gathering personal documents and arranging Greek medical insurance. Remote submission of the application to the migration service by your lawyer. Issuance of a temporary waiting certificate (Blue Paper), which allows you to legally stay in the country.
Step 5: Biometrics and Card Issuance (3–5 months)
A single visit to Greece by the investor and family members for fingerprinting. Issuance of the ready 5-year residence permit plastic cards. Starting from 2026, the five-year validity period of the card is counted strictly from the moment of its physical issuance, rather than the date of application submission.
🗂️ Basic Document Package
Valid passport and copies of all pages.
Police clearance certificate (Certificate of clean criminal record) with an Apostille.
Documents confirming the legal origin of the investment capital.
Marriage and birth certificates (for family inclusion) with an Apostille.
Registered notary purchase and sale contract and an extract from the Land Registry.
Contacts
📞 Phone / WhatsApp: +30 698 323 0925
✉️ E-mail: [email protected]