Greece Golden Visa 2026: New Rules, Prices, and Step-by-Step Guide for Investors
In 2026, the Greece Golden Visa program offers foreign investors one of the fastest and most reliable ways to obtain a residency permit in the European Union, starting from €250,000 to €800,000.
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+- 11+ years of experienceIn the real estate and legal services market
- Turnkey purchaseFull support for the property purchase and Golden Visa processing
- Legal experts in real estateA team of lawyers in Greece and across the EU
- Multilingual supportFull support in your language
Key advantages of the Greece Golden Visa
No residency requirement:
To keep and renew the status, you do not need to live in Greece a single day per year.
Registered ownership:
Your ownership right is legally secured and under the absolute protection of the state.
European mobility:
Free entry and stay in all Schengen countries (up to 90 days within each 180-day period).
Stable income:
The property can be officially rented out long-term, generating passive income in a stable currency.
Renewal option:
Renewing the Golden Visa guarantees the continuity of your legal residency.
Path to EU citizenship:
After 7 years of actual residence in the country (at least 183 days per year) and passing the language and culture exam, the investor is entitled to apply for a Greek passport.
Who can obtain a residence permit together with the main investor?
The Greek program is recognized as one of the most attractive in Europe for relocating the whole family. Resident status is granted together with the main applicant to:
The official spouse
(including partners in a registered cohabitation agreement in Greece)
Common children under the age of 21
(unmarried)
The investor's parents, as well as the spouse's parents
(with no restrictions on their age or financial dependence).
Key changes to the Golden Visa program in 2026
Over the past year, Greece's Ministry of Migration and Asylum has deeply modernized the program, changing how deadlines are calculated and how properties may be used:
In January 2026 a major procedural reform protecting investors' interests came into force. Previously, the 5-year residence permit period was counted from the moment the online application was submitted, so the actual validity of the physical card was reduced by the time needed to produce it. Now the five-year residence permit period is counted strictly from the date the plastic card is actually issued.
Step-by-step application process from 2026
We accompany you at every stage, from choosing a property for the Golden Visa to obtaining a residence permit in Greece
Thanks to the migration authorities' transition to fully digital document flow, the average case processing time is 4 to 6 months. The applicant's personal presence is required only once — for the biometric data submission procedure
- Stage 1
Property selection and legal audit (Due Diligence)
- Stage 2
Obtaining a tax number (AFM) and payment from the investor's account
- Stage 3
Online case submission and receipt of the "Vevaiosi" certificate (grants the right to live legally in Greece)
- Stage 4
A 1-day visit to Greece to submit biometric data
- Stage 5
Issuance and courier delivery of the 5-year residence permit cards
Three investment thresholds for the Greece Golden Visa in 2026:
Depending on the geographic location and the type of property, Greek legislation divides investments into three clear categories:
- €250 000 threshold
Special property categories with no regional restrictions
A unique option that does not depend on geographic location. You can purchase a property in the very center of Athens or on a resort coastline for €250 000, provided it meets one of two conditions:
- Commercial conversion (from commercial to residential):
Purchase of commercial premises (warehouses, offices, factories) that the investor officially converts to residential use before submitting the residence permit application. The 120 sq. m minimum area restriction does not apply to this category.
- Restoration of listed architectural monuments:
Purchase of historic or dilapidated buildings under state protection. The investor undertakes to fully restore the property in accordance with the approved architectural plan.
- €400 000 threshold
Zone B — Mainland and small islands
Applies to the purchase of one residential property (from 120 sq. m) across the rest of mainland Greece and on small islands (for example, the Halkidiki peninsula, the Peloponnese, Volos, Kavala).
- €800 000 threshold
Zone A — Premium locations
Applies to the purchase of a completed home of at least 120 sq. m in the country's most economically developed and sought-after regions:
- The entire Attica region (including Athens and its suburbs)
- Thessaloniki
- Popular islands: Mykonos, Santorini, Crete, Rhodes, Corfu, as well as any island with a population of more than 3 100 people.
Taxes when buying property in Greece: New-build vs Resale
When planning your budget for a Golden Visa property purchase, it is important to account for the associated costs. In 2026 Greece has a historically favorable tax regime for buyers of new-build properties.
| Costs and taxes | Primary market(New builds) | Secondary market |
|---|---|---|
| Main tax | 3% (24% VAT temporarily frozen) | 3.09% (Property transfer tax) |
| Notary fee | 1% (+ 24% VAT) | 1% (+ 24% VAT) |
| Registry registration | 0.8% | 0.8% |
| State fee for filing documents per applicant | Main applicant – €2000, spouse, parents, children aged 18 to 21 – €150, children under 18 – free | Main applicant – €2000, spouse, parents, children aged 18 to 21 – €150, children under 18 – free |
| State fee for issuing the Golden Visa residence permit card per applicant | €16 | €16 |
| Legal support | 1% (+ 24% VAT) | 1% (+ 24% VAT) |
| Life insurance after receiving the Golden Visa residence permit, per applicant (depends on the specific insurance company) | Main applicant, spouse ≈ €110 Parents: • aged 61 to 65 ≈ €145 • aged 66 to 70 ≈ €165 Children: • under 18 ≈ €90 • aged 18 to 21 ≈ €95 | Main applicant, spouse ≈ €110 Parents: • aged 61 to 65 ≈ €145 • aged 66 to 70 ≈ €165 Children: • under 18 ≈ €90 • aged 18 to 21 ≈ €95 |
Main tax
- Primary market (New builds)
- 3% (24% VAT temporarily frozen)
- Secondary market
- 3.09% (Property transfer tax)
Notary fee
- Primary market (New builds)
- 1% (+ 24% VAT)
- Secondary market
- 1% (+ 24% VAT)
Registry registration
- Primary market (New builds)
- 0.8%
- Secondary market
- 0.8%
State fee for filing documents per applicant
- Primary market (New builds)
- Main applicant€2000
- spouse, parents, children aged 18 to 21€150
- children under 18free
- Secondary market
- Main applicant€2000
- spouse, parents, children aged 18 to 21€150
- children under 18free
State fee for issuing the Golden Visa residence permit card per applicant
- Primary market (New builds)
- €16
- Secondary market
- €16
Legal support
- Primary market (New builds)
- 1% (+ 24% VAT)
- Secondary market
- 1% (+ 24% VAT)
Life insurance after receiving the Golden Visa residence permit, per applicant
(depends on the specific insurance company)- Primary market (New builds)
- Main applicant, spouse ≈ €110
- Parents
- aged 61 to 65 ≈ €145
- aged 66 to 70 ≈ €165
- Children
- under 18 ≈ €90
- aged 18 to 21 ≈ €95
- Secondary market
- Main applicant, spouse ≈ €110
- Parents
- aged 61 to 65 ≈ €145
- aged 66 to 70 ≈ €165
- Children
- under 18 ≈ €90
- aged 18 to 21 ≈ €95
Because the government of Greece has extended the suspension of the 24% VAT on new properties, buying a new-build property has become legally and financially equal to the secondary market. From 2026 onwards this makes buying modern apartments from developers in Greece an exceptionally profitable investment.
For example: for a buyer purchasing a Golden Visa property for €250 000, the complete registration of the property in their name and turnkey Golden Visa processing for them, their spouse and 2 children (aged 16 and 19) costs approximately €18 694 in total.
Professional support from Avezor Greece experts
Our legal department ensures the complete turnkey closing of the transaction. We take care of the independent title check, account opening, approval of the commercial conversion under the €250 000 limit, auditing of technology companies from the Elevate Greece registry and full support of the migration case until the cards are received.
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What the support includes
Full legal support at every stage of purchasing property in Greece
Stage 1: Preparation and property selection
Legal consultation and situation analysis
Selection of the optimal residence permit program (Golden Visa or others)
Property selection and initial verification
Stage 2: Legal audit and preliminary agreements
Legal verification of the property and the seller
Checking the property documents for encumbrances, mortgages and debts
Support in negotiations with the seller on price and terms
Preparation, review and signing of the preliminary agreement with a deposit
Stage 3: Tax and banking procedures
Obtaining a Greek tax number (AFM) at the tax office (DOY)
Opening a current account with a Greek bank (required to transfer the purchase funds)
Calculation and payment of the property transfer tax (payable strictly before the final transaction) and state fees
Stage 4: Closing the transaction and registration
Translation and notarization of the buyer's personal documents
Drafting, review and final approval of the main purchase agreement
Legal support during the signing of the main agreement before the notary
Organizing and carrying out the final payment (account-to-account transfer)
Registration of the ownership right in the Cadastre and the Mortgage Registry
Stage 5: Residence permit processing and support
Preparation of the full document package for the residence permit application
Submission of the residence permit application to the migration service and receipt of the waiting certificate (Blue Paper)
Support through the biometric data submission and receipt of the finished residence permit card
Consultation on tax and legal obligations after receiving the residence permit
Full support and assistance 24/7
Investment options for obtaining the Golden Visa
Choose the investment option that suits your budget and the region where you plan to buy. We will help you select a property that fully meets the requirements of the Golden Visa Greece program.
Why clients choose Avezor
We provide a full range of services and accompany you at every stage of buying property in Greece.
One contact at every stage
A personal manager is always available and coordinates all processes.
Full support
We handle every stage — from property selection to obtaining the residence permit.
Lawyers
Licensed Greek lawyers experienced in working with international clients.
Translators
Professional document translation and interpretation at every meeting.
Notaries
Drafting and certification of documents in accordance with Greek law.
Tax advisors
Advice on taxes and cost optimization.
Realtors
Selection of the best properties, verified by our agency.
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Contact a specialistHow a family from Ukraine obtained the Golden Visa in 5 months
A real client story: from choosing a property to obtaining a residence permit in Greece.
- 5 monthsprocessing time
- Family4 people
- Golden Visaresidence permit in Greece
Property buyer's checklist for Greece
Download the checklist and learn how to buy property in Greece safely and successfully.
DownloadAnswers to frequently asked questions
We have gathered answers to the key questions so you can make a confident decision
Yes, the entire process of buying property and obtaining a residence permit in Greece can be handled completely remotely. To do this, you will need to issue a notarized power of attorney to your Greek lawyer, who will represent your interests at every stage of the transaction.