Reviewed by John Hu, Principal Consultant at John Hu Migration Consulting.
The Greece Golden Visa gives a 5-year residence permit through real estate investment, with no minimum stay. This guide pieces together the process, timing and costs from two independent adviser sites (Grey, ReWize), the investment thresholds and current transfer tax have also been checked against Greek official sources. Confirm the steps, timing and other costs with the authorities and a Greek lawyer.
1. Thresholds (single property, at least 120 sqm)
| Area | Minimum investment |
|---|---|
| Attica (Athens), Thessaloniki, Mykonos, Santorini, islands with 3,100+ residents | €800,000 |
| Rest of Greece | €400,000 |
| Commercial-to-residential conversion / listed building restoration | €250,000 |
Grey also lists a €250,000 startup-equity route; single source, unverified.
2. The 8 steps
- Hire a Greek immigration lawyer (and licensed agent)
- Choose the property and run due diligence: title, planning, debts, restrictions
- Get a Greek tax number (AFM) and open a bank account (possible by power of attorney)
- Sign the sale before a notary and pay transfer tax
- Submit the application with biometrics, health insurance, proof of investment, ID and a clean record
- A submission certificate allows legal stay while pending
- Biometrics appointment in Greece
- After approval, receive the 5-year residence card, renewable every 5 years while the investment is held.
3. How long should you allow?
The two sources differ: Grey says an average 6 to 9 months and up to about 12; ReWize says "a few months". Do not plan from marketing figures; ask your lawyer for a written estimate.
4. Costs (estimates)
Beyond the investment, Grey estimates: main applicant fee €2,000, €150 per family member, €16 per card, legal and notary about €5,000 to 15,000, insurance about €1,000 to 3,000 a year; roughly €15,000 to 30,000+ in year one excluding property. Single commercial source; rely on actual quotes.
5. Residence, family and tax
Family: spouse, children under 21, and both spouses' parents;
Stay: no minimum days;
Tax: the permit does not automatically make you tax resident; tax residence depends on Greek tax law and individual circumstances; days of stay are one factor;
Short lets: restricted for Golden Visa properties (e.g. Airbnb).
6. The 2027 transfer tax
Transfer tax is about 3% now, but the Greek government has proposed raising it from 3% to 15% for residential purchases by non-EU citizens from 1 July 2027, subject to final legislation and commencement; see Greece Golden Visa transfer tax jump to 15%. Buyers should plan the timeline with a lawyer.
More European residence options: JHM Europe page.
FAQ
Q: Is the Golden Visa a Greek passport? No. It is a residence permit; naturalisation has separate residence and language rules, see JHM's related article.
Q: Must I live in Greece? Per both sources, no minimum stay, but you must keep the investment.
Q: Can I rent the property out? Long-let income is taxed in Greece; short lets (e.g. Airbnb) are restricted; consult a Greek lawyer.
For reference only; not legal advice. Policies, fees and dates may change; outcomes vary with applicant background and official requirements. Consult qualified professionals on legal and tax matters.
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Sources: Grey: Greece Golden Visa 2026 (published 14 Jul, updated 13 Oct 2026); ReWize: Golden Visa Greece 2026 (6 Jul 2026); JHM earlier transfer-tax article (IMI, 6 Sep 2026). Commercial estimates for timing and costs require separate verification. Official Greek sources on thresholds, short lets and tax follow.
Official Greek sources: Enterprise Greece on thresholds and short lets; AADE on the current transfer tax; Ministry of Finance on the 2027 proposal.