Residence in Greece: The Golden Visa Through Property You Own

You want a home base in Greece, and you want to know which route fits. Greece has one investment route, the Golden Visa through real estate, with a minimum of EUR 250,000, EUR 400,000 or EUR 800,000 depending on the property and the area.

We work with qualified local partners in each country, who file your application. We stay your point of contact.

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Why Greece's rules need a date on them

Greece raised its property thresholds in 2024, and the rules about what you may do with the property are strict. We read each official page and date it, so you can see how current a figure is.

The route in brief

	Golden Visa (real estate)
Type	Investment residence
Money	EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 inhabitants; EUR 400,000 elsewhere; EUR 250,000 for a listed building or a change-of-use conversion
Key rule	The property cannot be let short term; resale revokes the permit
Page	Greece Golden Visa

Greece also has other permit types that this section does not cover; every route we list is checked on an official page.

Is the Greece Golden Visa right for you?

An honest answer before you move funds.

A good fit if	Consider another route if
You want to own a home in Greece that you can use yourself	You want income from short-term letting of the property
You can pay the full price by bank transfer, cheque or card	You plan to resell soon: resale ends the permit
You accept the property cannot be let short term	You want a fund or deposit route: this page covers the real estate route only
You can take out private health and safety insurance	Your funds cannot be documented

Not sure Greece is the best fit? Compare all European routes, or use Find my program and we match your goals to the right one.

What you need

You need full ownership of a qualifying property, full payment by an approved method and private insurance. The official procedures also ask for a clean public-order record, a phone number and an email address.

Full details, with the official source for each rule, are on the Greece Golden Visa page.

What it costs, and what waiting costs

The property price is the larger cost, and the government fees sit on top. Set both against the cost of a wrong start: a purchase that does not qualify and a permit that cannot be granted.

Fee	Amount
Residence permit fee (EUR 250,000 procedures)	EUR 2,000
Printout of the electronic permit	EUR 16
Total listed for those procedures, single applicant	EUR 2,016
Permit for each adult family member (children under 18 pay nothing)	EUR 150
Printout of each family member permit	EUR 16
Administrative appeal	EUR 50
Renewal electronic fee (Ministry page)	EUR 2,000

Source: MITOS procedure pages (updated 22 September 2026) and the Ministry of Migration investor permit page. Property taxes and transfer costs were checked case by case, so none are shown. Professional fees are agreed with the local partner.

Status: what changed and when

Reviewed 22 October 2026. Sources: Greek Housing Policy Portal, MITOS.

Real estate thresholds: EUR 800,000 and EUR 400,000 by area, raised by Law 5100/2024
EUR 250,000 procedures: MITOS pages updated 22 September 2026
Short-term letting: not allowed

After you have the permit

You keep the permit by keeping the property and the insurance. Reselling the property during the permit's validity revokes it, and the permit does not give a right to employment.

Full details, with the official source for each rule, are on the Greece Golden Visa page.

How Greece compares with other routes

These are the closest alternatives to the Greece route. The money column shows the lowest qualifying route, in the currency of each programme, so it does not move with exchange rates. Use the family cost calculator for your household.

Programme	Money you need	Type	In one line
Greece Golden Visa (this page)	EUR 250,000 (listed building or conversion); EUR 400,000 or EUR 800,000 for other property	Investment	The Greece Golden Visa is a residence permit for investors who buy qualifying real estate, from EUR 400,000 or EUR 800,000 by area, and from EUR 250,000 for listed buildings and conversions.
Portugal Golden Visa	EUR 250,000 (culture and heritage route); other routes start at EUR 500,000	Investment	The Portugal Golden Visa is a temporary residence permit that starts at EUR 250,000 in a qualifying investment.
Italy Investor Visa	EUR 250,000 (innovative start-up); other routes start higher	Investment	The Italy Investor Visa lets non-EU investors make an investment or donation in Italy and then apply for residence.
Cyprus Investor Permit	EUR 300,000 investment plus a secure income of EUR 50,000 a year	Investment	The Cyprus investor permit needs an investment of at least EUR 300,000 and a secure annual income of at least EUR 50,000.

Which route fits your family?

Answer eight short questions and the finder ranks all 17 residence programmes against your goals, funds and family. You see your shortlist and the cost for your family first, and a form only if you want it emailed with a fact sheet.

Find my residency See the family cost

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35+ years of hands-on immigration experience and 25,000+ successful cases. 3rd generation in the immigration industry. We bring in qualified local partners in each country, so you deal with one accountable team from first question to filing.