Relocating to Greece

What is the Greek Golden Visa?

The Greek Golden Visa is a residency-by-investment program that grants non-EU investors a renewable 5-year residence permit in Greece.

Key benefits include:

• Visa-free travel across the Schengen Zone
• No minimum stay requirement
• Family inclusion (spouse, children under 21, parents)
• Potential eligibility for citizenship after 7 years (subject to residency conditions)

Unlike many EU programs, it allows investors to maintain EU residency without full relocation.

Greek Golden Visa 2026 Investment Options

€800,000 Investment (Prime Areas)

This is the main route for high-demand locations such as:

• Athens (central and northern districts)
• Thessaloniki
• Mykonos and Santorini Islands with population above 3,100
• Crete (Chania, Heraklion, Rethymno as emerging luxury and lifestyle markets)

Requirements:

• Purchase of one residential property
• Minimum size: 120 sqm
• No multiple property purchases allowed

Best for:
Investors seeking prime real estate exposure and long-term capital preservation.

€400,000 Investment (Other Regions of Greece)

This applies to residential properties in non-prime, mid-demand locations across Greece.

Requirements:

• Single residential property purchase
• Minimum size: 120 sqm

Best for:
Investors seeking a balance between entry cost, location quality, and long-term growth potential.

€250,000 Investment (Conversion & Restoration)

This lower threshold applies to:

• Commercial-to-residential conversions
• Restoration of listed or heritage buildings

Requirements:

Change of use must be completed before application

Active involvement in the project

Best for:
Investors targeting value-add opportunities and higher returns.

€250,000 Startup Investment

• Investment in approved startups
• Must meet operational and employment criteria

Best for:
Entrepreneurs, not passive real estate investors.

Rental Income: what investors need to know

A major regulatory shift in 2026 is the restriction on short-term rentals in high-value zones.

Important rules:

• Airbnb-style rentals are banned in general
• Fines can reach €50,000
• Violations may lead to residency revocation
• Golden Visa properties under the “conversion” scheme (from commercial to residential) are also prohibited from being used as a Company Registered Seat.

Tax Benefits: Non-Dom Regime in Greece

One of the biggest advantages of the Greek Golden Visa is access to favorable tax structuring.

The Non-Dom regime allows eligible investors to:

• Pay a flat €100,000 annual tax on global income
• Maintain this status for up to 15 years
• Extend benefits to family members

Important Note: Golden Visa residency does not automatically mean tax residency.

You become a Greek tax resident only if:

• You spend more than 183 days in Greece, or
• Your primary economic interests are located there

This creates a tax-efficient EU residency solution for global investors.