Greece Golden Visa 2026 | EU Residency from €250,000 | Avyanco | Avyanco Citizenship

Overview — Greece Golden Visa

Greece's Golden Visa programme — the Residence Permit for Investment Activity — is among the most accessible EU residency programmes for property investors, making it a popular starting point for many UAE-based investors who want European Union residency without committing to a programme costing €500,000 or more.

The programme provides a five-year renewable residence permit for qualifying investors and their families. It grants Schengen Area visa-free travel, access to Greek healthcare and education, and — after 7 years of residency — the right to apply for Greek citizenship.

Importantly, there is no minimum stay requirement. You do not need to live in Greece, spend any minimum number of days per year, or file taxes as a Greek resident unless you choose to. This makes Greece's Golden Visa the most lifestyle-flexible EU residency programme currently available.

Investment thresholds were revised in 2023. Real estate in Athens, Thessaloniki, Mykonos, Santorini, and other high-demand zones now requires a minimum of €800,000. Properties in lower-density regions remain at €400,000. An alternative capital markets investment route is available from €350,000.

Who qualifies

Non-EU/EEA nationals aged 18 or older
Investment capacity of €250,000–€800,000 depending on property location or investment type
Clean criminal record
No active EU entry bans or sanctions
Spouse, minor children (under 21), and dependent parents and parents-in-law may be included

Investment routes

Real Estate — Restricted Zones

EUR 800,000

Purchase of residential or commercial property in Athens, Thessaloniki, Mykonos, Santorini, or any other Tier 1 zone designated by the Greek authorities. Minimum property size: 120 sqm for residential properties.

Covers Athens and most high-demand locations

Real Estate — Standard Zones

EUR 400,000

Purchase of property in non-restricted areas of Greece. Standard zones include the majority of the country outside major urban centres and islands. Minimum property size: 120 sqm for residential.

Real Estate — Conversion Projects

EUR 250,000

Purchase of a commercial property (office, retail, industrial) for conversion to residential use. This is the lowest-threshold option and provides the best value in absolute terms.

Lowest threshold — commercial-to-residential conversions

Capital Market Instruments

EUR 350,000

Investment in Greek government bonds, Greek corporate bonds listed on regulated markets, shares of real estate investment companies, mutual funds, or bank deposits in Greek credit institutions.

Key benefits

Entry from €250K for qualifying property categories (€400K standard zones)
Schengen Area visa-free travel for the entire family
No minimum stay requirement — residency without relocation
Eligible for Greek citizenship after 7 years
Rental income from Greek property permitted

How we process your application

Property Identification

We identify qualifying properties based on your zone preference and budget. We coordinate with Greek legal counsel to conduct title searches and verify compliance.

AFM & Bank Account

A Greek tax number (AFM) and Greek bank account are obtained — both required before property purchase.

Notarial Purchase

Property purchase completed before a Greek notary. The title deed is registered in your name with the Land Registry.

Residence Permit Application

Application submitted to the Greek Ministry of Migration and Asylum. Biometric appointment booked — usually requiring one visit to Greece.

Permit Issuance

Five-year residence permit issued for the main applicant and all included family members.

Ongoing Renewal

Permit is renewed every 5 years provided the investment is maintained. No minimum stay requirement during any renewal period.

Why apply with Avyanco

21+ yearsof advisory experience guiding global investors

End-to-endone dedicated case team from first call to approval

Bank-gradedue diligence on every file to minimise rejection

Fixed feesyour full cost quoted upfront — no surprises

Frequently asked questions

What are the different investment zones and why do thresholds vary?

Greece updated its threshold structure in 2023 to manage demand in high-pressure property markets. Athens, Thessaloniki, and popular island destinations now require €800,000. The majority of Greece remains at €400,000. Commercial-to-residential conversions are available from €250,000 anywhere in the country. We recommend the appropriate zone based on your investment goals and total budget.

Do I need to live in Greece?

No. There is no minimum stay requirement for the Greece Golden Visa — not during the initial 5-year permit period, and not during renewals. You can reside entirely in Dubai, hold a Greek residence permit, and travel through Schengen visa-free.

Can I rent out the property?

Yes. Rental income from Greek property is permitted. Rental income earned by non-resident property owners is subject to Greek income tax (15–45% depending on income band), but the property investment itself is not affected.

How long until I can apply for Greek citizenship?

After 7 years of continuous residency in Greece. "Continuous residency" for citizenship purposes requires more substantial physical presence than is needed to maintain the residence permit — typically 183+ days per year in Greece. Note: Portugal extended its citizenship residency requirement from 5 to 10 years under its 2026 nationality law, though Portugal still requires far less physical presence (~7 days/year) than Greece.

Reviewed by

Jashvantkumar Prajapati

Founder & CEO, Avyanco — 21+ years in global mobility advisory

Greece Golden Visa