Greece's Golden Visa program has been running since 2013 and is one of the most established residency by investment programs in Europe. For professionals from Nigeria, India, Ghana, and similar markets who have spent years accumulating USD savings from international work, it offers a straightforward route to European residency: a qualifying investment into Greek real estate or, since early 2026, into an eligible Greek startup, in exchange for a 5-year renewable residence permit and visa-free Schengen access.
The program had issued 27,786 valid residence permits to main investors by December 2025. It remains one of the few reliable pathways to long-term European residency that does not require you to physically move to Greece to maintain your status.
This guide covers every investment route available in 2026, the eligibility requirements, the full application process, costs beyond the investment itself, tax implications, and how to build toward the investment threshold using a Grey multi-currency account during the accumulation phase.
What is the Greece Golden Visa?
The Greece Golden Visa is a residence by investment program that grants non-EU nationals and their families a Greek residence permit in exchange for a qualifying financial investment. The permit is initially valid for five years and can be renewed every five years indefinitely, as long as the qualifying investment is maintained.
It grants:
- A 5-year renewable Greek residence permit
- The right to live, work your remote job, and study in Greece
- Visa-free travel across all 29 Schengen countries without a separate visa
- No minimum stay requirement, you do not need to live in Greece to keep the permit
- Family inclusion: spouse, children under 21, and parents of both the main applicant and the spouse are all covered under a single investment
- A pathway to permanent residency after 5 years of continuous legal residence in Greece
- A pathway to Greek citizenship after 7 years of residency (183 days per year minimum), subject to language and culture requirements
- Greece and the EU allow dual citizenship; you do not need to renounce your current nationality
Investment routes in 2026
Greece underwent major regulatory changes in September 2024, introducing a tiered property investment structure based on location. A new startup investment route was added in early 2026 under Article 44 of Law No. 5162/2024. Here is a full comparison of all current routes:
| Route |
Minimum investment |
Property size |
Key condition |
High-demand real estate (Athens, Thessaloniki, Mykonos, Santorini, islands 3,100+ population) |
EUR 800,000 |
Min 120 sqm |
Single property only |
| Standard real estate (rural areas, smaller islands, less dense regions) |
EUR 400,000 |
Min 120 sqm |
Single property only |
| Commercial-to-residential conversion or listed heritage building restoration |
EUR 250,000 |
No size minimum |
Conversion must be completed before applying |
| Startup investment via Elevate Greece (NEW, 2026) |
EUR 250,000 |
N/A |
Company in national startup registry; create 2 jobs within 1 year; hold max 33% equity |
| Greek government bonds |
EUR 500,000 |
N/A |
Min 3-year maturity; purchased through Greek credit institution |
Investment fund (Greek equities, bonds) |
EUR 350,000 |
N/A |
Fund must invest exclusively in Greek markets |
| Listed shares or corporate bonds |
EUR 800,000 |
N/A |
Traded on regulated Greek markets |
Hotel lease (10-year agreement) |
EUR 400,000 or EUR 800,000 |
N/A |
Depends on region; single full payment required |
Real estate routes: what to know
EUR 800,000, high-demand areas
The highest threshold applies to property purchases in Athens, Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 inhabitants. The property must be a single purchase of at least 120 square metres. You cannot split the investment across multiple lower-value properties to reach the threshold. The high-demand areas also offer the strongest rental yield potential and the most liquid resale market, with 3.2% to 4% gross yields reported in central Athens locations.
EUR 400,000, rural and less dense areas
Properties in rural areas and less densely populated regions qualify at EUR 400,000, still requiring a single property of at least 120 square metres. This route opens up significantly more of the Greek market, including areas of the Peloponnese, parts of central Greece, and smaller Aegean islands. Lower entry cost, but also lower liquidity and yield potential than major cities.
EUR 250,000, conversion and restoration
The lowest real estate threshold applies specifically to two project types: converting commercial properties into residential use, and restoring buildings listed on the heritage registry. Location does not affect eligibility for this threshold; qualifying projects across all regions of Greece, including Athens and Mykonos, qualify at EUR 250,000 as long as the property meets the conversion or restoration criteria.
Important: the conversion or restoration must be completed before you can apply for the Golden Visa. You cannot apply with an in-progress project. This route requires more time, planning, and renovation risk than a straightforward property purchase, but it is the most accessible real estate entry point.
Long-term rental is generally permitted, but short-term letting through platforms such as Airbnb is prohibited for properties covered by the new Golden Visa rules. The lease should be reviewed for compliance with the applicable property and immigration rules.
The 2026 startup investment route: EUR 250,000 via Elevate Greece
This is the newest and most distinctive route, introduced in early 2026 under Article 44 of Law No. 5162/2024. It is the only non-real estate route available at the EUR 250,000 entry level and is specifically designed to attract tech and innovation investors.
Requirements:
- Minimum EUR 250,000 equity investment into a company registered on the Elevate Greece national startup registry
- The company must be technology-focused and meet Elevate Greece's registration criteria
- You must create at least 2 jobs within the first year of investment and maintain those positions for the full 5-year period
- You cannot hold more than 33% of the company's equity or voting rights. This is an investor position, not a controlling stake
- Family can be included: spouse, children under 18, unmarried financially dependent children up to 21, and parents
For Grey's audience of tech and business professionals, this route is worth close attention. A Nigerian or Indian software entrepreneur or product executive who has accumulated EUR 250,000 in savings and has the professional network to identify a credible Greek tech startup is genuinely positioned to pursue this. The job creation requirement adds operational accountability but is manageable for an investor who takes an active advisory role.
The startup route carries the highest potential upside of any route if the company performs well, and the highest risk of capital loss if it does not. Conduct thorough due diligence on any Elevate Greece company before committing. Your legal advisor should review the company's registry status, financials, and the investment agreement.
Eligibility requirements
| Requirement |
Detail |
| Nationality |
Non-EU and non-EEA nationals. UK citizens qualify post-Brexit. US citizens qualify. |
| Age |
18 years or older |
| Criminal record |
Clean criminal record , no serious criminal convictions |
| Health insurance |
Valid medical insurance covering hospitalization and care in Greece for the duration of the stay |
| Proof of funds |
Legally sourced investment capital with full documentation of origin |
| Family inclusion |
Spouse, children under 21, and parents of both the main applicant and spouse (no additional investment required) |
How to apply: step by step
- Step 1: Engage a qualified Greek immigration lawyer and, for the real estate route, a licensed Greek property agent. Legal due diligence is not optional; it is the difference between a clean application and a costly problem.
- Step 2: Choose your investment route and specific investment. For real estate: identify the property, conduct due diligence, and sign a purchase agreement. For startup: identify an Elevate Greece company, conduct due diligence on its registry status and financials, and negotiate the investment agreement.
- Step 3: Obtain a Greek Tax Registration Number (AFM) and open a Greek bank account, both required before the investment can be completed in the country.
- Step 4: Execute the investment and gather all required documentation: proof of investment, property title deed or share certificate, health insurance, criminal record certificate, passport copies, and recent photos.
- Step 5: Submit the Golden Visa application through the Greek migration authority portal. A Blue Certificate is issued immediately, allowing you to legally stay in Greece while the application is reviewed.
- Step 6: Attend your biometric appointment. You must be physically present in Greece for this step; it cannot be done remotely. Schedule this within 6 months of application submission.
- Step 7: Receive your 5-year residence permit card once the application is approved.
- Step 8: Renew every 5 years by demonstrating that the qualifying investment is still maintained.
Timeline
| Stage |
Duration |
Notes |
| Property selection and legal setup |
1 to 3 weeks |
Longer for startup route due diligence |
| Purchase completion and application preparation |
3 to 6 weeks |
Title deed, insurance, documentation |
| Application submission and Blue Certificate |
Immediate on submission |
Blue Certificate allows legal stay while pending |
| Biometrics appointment |
Within 2 to 4 months of submission |
Must be in Greece in person |
| Application review by authorities |
Up to 12 months |
Average 6 to 9 months in 2026 |
| 5-year residence permit issued |
After approval |
Renewable every 5 years |
Costs beyond the investment amount
| Cost item |
Estimated amount |
Notes |
| Application fee (main applicant) |
EUR 2,000 |
Paid via the e-Paravolo government platform |
| Application fee (each family member) |
EUR 150 |
Children under 18 exempt |
| Residence permit card printing fee |
EUR 16 per person |
Per card |
| Legal and notary fees |
EUR 5,000 to EUR 15,000 |
Varies by investment type and complexity |
| Property transfer tax (real estate route) |
Approximately 3% of purchase price |
On new builds; VAT may apply differently |
| Notary fees (real estate route) |
Approximately 1% to 1.5% of purchase price |
Required for property title transfer |
| Health insurance (annual) |
EUR 1,000 to EUR 3,000 |
Required for the full duration of stay |
| Tax advisory (initial) |
EUR 2,000 to EUR 5,000 |
Critical given Greek tax residency rules |
| Total additional costs (first year) |
EUR 15,000 to EUR 30,000+ |
Excluding property costs; higher for startup route due diligence |
Legal, notary, and advisory fees typically add 8% to 10% of the total investment to the overall cost. Budget for this separately from the qualifying investment amount.
Tax implications for Greece Golden Visa holders
Holding a Greek residence permit does not automatically make you a tax resident. Tax residency is triggered by how much time you spend in Greece, not by owning the permit. If you spend most of your year elsewhere and use Greece primarily as a travel base, your tax position remains straightforward. If you start spending significant time there, obligations follow.
| Status |
Trigger |
Tax obligation |
| Non-resident |
Fewer than 183 days in Greece per year |
Tax on Greek-sourced income only (e.g., rental income from Greek property) |
| Tax resident |
183 days or more per year in Greece |
Tax on worldwide income under Greek progressive income tax rates |
The non-domicile flat tax regime
Greece offers a non-domicile tax regime for qualifying high-net-worth individuals who transfer their tax residence to Greece. Under this regime, all foreign income is exempt from Greek taxation in exchange for a fixed annual payment of EUR 100,000. Each additional family member added to the regime pays EUR 20,000 per year. The regime lasts for a maximum of 15 years.
To qualify, you must not have been a Greek tax resident in 7 of the last 8 years, and you must invest at least EUR 500,000 in Greece (property, government bonds, or company shares). For investors already meeting the Golden Visa investment threshold, the non-dom regime can be a significant tax planning opportunity , but it requires specialist advice to structure correctly.
Rental income tax
If you rent out your Golden Visa property, rental income earned in Greece is subject to Greek income tax regardless of your residency status. The 2026 rates are:
| Taxable rental income (EUR) |
Tax rate |
| Up to EUR 12,000 |
15% |
| EUR 12,001 to EUR 24,000 |
25% |
| EUR 24,001 to EUR 36,000 |
35% |
| Over EUR 36,000 |
45% |
Greece has double taxation treaties with 57 countries. If your home country has a treaty with Greece, it may prevent paying tax twice on the same income. Consult a tax professional familiar with both Greek law and your home country's tax rules before making residency or tax decisions.
Building toward your investment threshold
The most common question that does not appear in Golden Visa guides is: where do you keep your savings in the years before you are ready to invest? For professionals who have been earning in USD from international employment or freelance work, the answer matters because it affects how cleanly that capital can be documented and moved.
Accumulate in USD with a Grey account. A Grey multi-currency account gives you a USD account with ACH routing details. Your salary, Upwork payouts, or Deel payments arrive in USD and stay in USD , no automatic conversion to naira or rupees, no bank taking a cut on receipt. You hold your savings in the currency they arrived in, track your accumulation clearly, and convert to EUR at a rate and time of your choosing when you are ready to move toward the investment.
When you are ready to move investment-scale capital to Greece, that transfer will need a specialist international transfer service. The Greek Visa application process also requires documentation of the investment funds' origin. Having a clear account history showing consistent USD income deposits over time is valuable supporting evidence for the source of funds review. Your Grey account statements serve that purpose cleanly.
Grey is most useful in the accumulation phase: receiving monthly income, holding in USD, and building toward your EUR 250,000 to EUR 800,000 threshold without losing value to unnecessary conversions along the way.
Greece vs Italy Golden Visa: how they compare
If you are comparing Greece with Italy, the key difference is what your EUR 250,000 buys. In Greece, the lowest threshold goes into real estate or a startup, giving you a tangible asset or an equity stake. In Italy, the EUR 250,000 entry point is an equity investment in a registered innovative startup with no property element. Greece also adds rental yield potential (3.2% to 4% in Athens) that Italy's investment routes do not offer. Italy's citizenship timeline is longer at ten years versus Greece's seven. If building a physical asset is important to you alongside the residency, Greece is the more practical choice. If you want pure financial investment without property management, Italy's startup route offers that. Both programs are covered in the Grey digital nomad and residency cluster. See the Italy Golden Visa guide for a full comparison of Italy's four investment routes.
Greece Golden Visa benefits: a summary
| Benefit |
Detail |
| Schengen access |
Visa-free travel across 29 Schengen countries for the duration of your permit |
| No minimum stay |
No requirement to live in Greece , maintain the investment, not your presence |
| 5-year permit |
Initial 5-year validity, renewable indefinitely provided investment maintained |
| Family inclusion |
Spouse, children under 21, and parents of both applicant and spouse , all under one investment |
| Dual citizenship permitted |
Greece and the EU allow dual nationality , no need to renounce current citizenship |
| Path to citizenship |
Permanent residency eligible after 5 years; citizenship after 7 years (183 days/year) |
| Rental income potential |
Real estate investors can rent property at long-term rental yields of 3.2% to 4% in Athens |
| Remote application option |
Power of attorney allows your Greek lawyer to handle most steps without you being in Greece |
Frequently asked questions
What is the minimum investment for the Greece Golden Visa in 2026?
The lowest entry point is EUR 250,000, available for two routes: commercial-to-residential property conversions or listed heritage building restorations, and the new 2026 startup investment route via the Elevate Greece national startup registry. Standard property purchases start at EUR 400,000 for rural areas and EUR 800,000 for high-demand locations, including Athens and popular islands.
Do I need to live in Greece to keep the Golden Visa?
No. There is no minimum stay requirement to maintain the residence permit. You need to maintain the qualifying investment, not your physical presence in Greece. Tax residency rules are separate and depend on how many days per year you actually spend in Greece.
What is the new 2026 startup investment route?
Under Article 44 of Law No. 5162/2024, investors can now qualify for a Greek Golden Visa by investing EUR 250,000 in a company registered on the Elevate Greece national startup registry. The investor must create at least 2 jobs within the first year and hold no more than 33% of the company's equity. This route was introduced in early 2026.
Can my family be included in the Greece Golden Visa?
Yes. The main applicant's spouse, children under 21, and parents of both the main applicant and the spouse can all be included without additional investment. Each family member requires their own application fee of EUR 150 (children under 18 are exempt).
How long does the Greece Golden Visa application take?
In 2026, the typical processing time is 6 to 9 months. Applicants receive a Blue Certificate immediately on submission, which allows legal stay in Greece while the review takes place. Biometrics must be provided in person in Greece, typically within 2 to 4 months of submission.
Can I get Greek citizenship through the Golden Visa?
Not directly. After 7 years of legal residence in Greece (at least 183 days per year), you may be eligible to apply for citizenship by naturalisation. This requires passing a Greek language test at B1 level, demonstrating cultural integration, and meeting other legal requirements. Greece allows dual citizenship.
What are the taxes on rental income from my Golden Visa property?
Rental income from Greek property is taxed in Greece regardless of your residency status. The 2026 rates range from 15% on the first EUR 12,000 of rental income up to 45% on amounts above EUR 36,000. Short-term rentals (Airbnb) are not permitted for Golden Visa properties.
What is the non-domicile tax regime in Greece?
Greece offers an optional flat-rate tax regime for qualifying high-net-worth individuals who transfer their tax residence to Greece. Under it, all foreign income is taxed at a fixed EUR 100,000 per year, regardless of amount. Additional family members pay EUR 20,000 each per year. The regime lasts a maximum of 15 years and requires a minimum of EUR 500,000 investment in Greece.
This article is provided for general information purposes only. It does not constitute legal, financial, tax, or investment advice. The Greece Golden Visa involves significant financial commitments and legal obligations that vary by individual circumstance, nationality, Greek law, and international agreements. Rules and investment thresholds have changed before and may change again. Always consult a qualified Greek immigration lawyer and an independent financial and tax advisor before making any investment decision. Grey is not a licensed investment advisor. Grey product features and transfer fees are subject to change; see grey.co for current rates.