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The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement.
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The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement.
Overview
Greece Golden Visa is a government-authorised residency by investment programme that grants residence permit in exchange for a qualifying investment in the country. Applications are decided by the country's immigration authorities and prepared with licensed advisers such as Mirabello Consultancy. Minimum investment starts from €250,000.
The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement.
The Greece Golden Visa grants renewable European Union residency to non-EU investors and their families, with visa-free short stays across the 29-country Schengen Area and no minimum-stay requirement. It is one of Europe's most flexible residency-by-investment routes: a single qualifying investment covers the whole family, and the permit is maintained without living in Greece. The outcome is a residence permit, not a passport; Greek naturalisation is a separate process that requires seven years of actual, legal residence in Greece, a language exam and demonstrated integration; holding the permit without living in Greece does not count towards it.
Since the September 2024 reform, the real-estate route is tiered by zone. In high-demand areas, the minimum is €800,000, across the rest of Greece it is €400,000, and a reduced €250,000 tier applies only to completed commercial-to-residential conversions or the restoration of listed buildings. A separate €250,000 route supports investment in a startup registered with the Elevate Greece national startup registry. The legal basis for the tiers is Law 5100/2024 (Article 64), and the startup residence permit is confirmed in the Migration Code as amended by Law 5275/2026; the Ministry of Migration and Asylum's own documentation also cites Law 4251/2014 as amended.
Greece sits mid-table on the Mirabello Investment Migration Index, strong on family terms and mobility, with cost pushed up by the zone tiers. Investors weighing Europe often compare it with the Portugal Golden Residence Permit and the Malta Permanent Residence Programme. Every figure on this page is provenance-tracked; time-sensitive thresholds are confirmed against the Hellenic Ministry of Migration and Asylum and the Government Gazette (National Printing House). This is information, not advice; a Mirabello specialist confirms the precise route for your nationality, family and tax position.
Investment routes
The Greece Golden Visa programme offers 4 approved investment routes, each independently verified by the Mirabello data team against official government sources. Minimum required investment starts from €250,000. A Mirabello specialist will confirm which route best matches your nationality, family composition, budget and preferred timeline.
| Route | From | Type |
|---|---|---|
| Real Estate, Zone A (High-Demand Areas) | €800,000 | real estate |
| Real Estate, Zone B (Other Regions) | €400,000 | real estate |
| Commercial-to-Residential Conversion / Heritage Restoration | €250,000 | real estate |
| Startup Investment (Active, Law 5275/2026, effective February 6, 2026) | €250,000 | business |
Cost calculator
Most advisers quote the headline figure only. Choose your route and family, and see the complete government-side cost, the investment plus every mandatory official fee, itemised line by line, so the number you budget is the number you pay.
Last updated 2026-07-09
On the Real Estate, Zone A (high-demand: Attica, Thessaloniki Municipality, Mykonos, Santorini, islands over 3,100 residents) route. Every figure below is an official government-side cost, computed by the same engine that powers the calculator and the Mirabello data API.
| Line item | Amount (EUR) |
|---|---|
| Real Estate, Zone A (high-demand: Attica, Thessaloniki Municipality, Mykonos, Santorini, islands over 3,100 residents), minimum investment | €800,000 |
| Residence-permit fee (per application) | €2,000 |
| Residence-permit card, Main applicant | €16 |
| Adult family-member fee, Spouse | €150 |
| Residence-permit card, Spouse | €16 |
| Residence-permit card, Child (age 10) | €16 |
| Estimated government-side total | €802,198 |
MCPScored on cost, mobility, speed, path, stability, family and tax.
Our read: The Greece Golden Visa grants renewable EU residency from EUR 250,000 for a conversion, a listed building or a startup, EUR 400,000 for property in most regions and EUR 800,000 in high-demand areas. It allows Schengen travel, covers the family and has no minimum-stay requirement. Regulatory status: not listed on FATF, EU tax, US OFAC, or OECD CRS-risk lists. Strategic perspective, advisory only; figures provenance-tracked, unconfirmed items flagged for verification.
A four-question indicative check to see whether this programme fits your profile. A Mirabello specialist then reviews your nationality, family structure, budget and timeline in full confidence, confirming your detailed eligibility and which investment route best suits you, at no cost and with no obligation.
Based on your answers, Greece Golden Visa looks worth a closer look. A Mirabello specialist will map the precise route to your nationality, family and tax position.
Book a free consultationHow it compares
The table below compares Greece Golden Visa against its closest alternatives, scored on the Mirabello Investment Migration Index across cost, visa-free mobility, processing speed, regulatory stability and path to citizenship. All investment figures and processing times are sourced from official government data and independently verified by the Mirabello data team.
Sourced live from the MirabelloMCP · | Programme | From | Timeline | Min. stay | Mobility | Outcome |
|---|---|---|---|---|---|
| 🇬🇷 Greece Golden Visa | €250,000 | 3-9 months | None | Schengen Area | Residence permit |
| 🇲🇹 Malta Global Residence Programme (GRP) | €220,000 | 3-6 months | None | Visa-free travel within Schengen Area | Residence permit |
| 🇺🇸 USA EB-5 Investor Visa | $800,000 | Varies by category | None | United States residence only | Residence permit |
| 🇲🇹 Malta Permanent Residence (MPRP) | €99,000 | No official figure | None | Visa-free travel within Schengen Area | Residence permit |
Questions
Figures verified against official sources, provenance-tracked, information, not advice · Last updated 2026-09-28
The real-estate route is tiered by location: EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, EUR 400,000 across the rest of Greece, and a reduced EUR 250,000 for completed commercial-to-residential conversions or listed buildings acquired for restoration. A separate EUR 250,000 route, confirmed under Law 5275/2026, covers investment in a startup registered with Elevate Greece. Figures are checked against the Government Gazette.
Yes. Law 5275/2026, in force since 6 February 2026, confirmed a separate EUR 250,000 route for investment in a startup registered with Elevate Greece. It builds on the September 2024 reform, which replaced the earlier, lower thresholds with a zone-based scale of EUR 800,000, EUR 400,000 and a reduced EUR 250,000 for conversions or listed buildings. Short-term rental of a Golden Visa property is prohibited, with a EUR 50,000 fine and revocation of the permit for a breach. The programme remains open.
No. The Greece Golden Visa has no minimum-stay requirement. You visit once to provide biometrics, and the permit renews without any physical-presence obligation, which is why it suits investors who want European residency without relocating.
Yes. One qualifying investment covers the whole family: your spouse, unmarried children up to 21 (renewable to 24 if they are students), and the parents of both spouses with no upper age limit. The investment amount does not increase with family size; a government fee of EUR 2,000 applies to the main applicant plus EUR 150 per dependent aged 18 or over.
In our practice, allow 3 to 9 months from filing to the residence permit. No processing deadline specific to the Golden Visa is set in the Government Gazette, so the timing depends on document readiness, the property transaction and the caseload at the Ministry of Migration and Asylum. A Mirabello specialist can give you a current estimate for your case before you commit.
Not directly. The Greece Golden Visa is a residence permit, not a route to a passport. Greek naturalisation is a separate process that requires seven years of actual, legal residence in Greece, spending most of each year in the country, plus a language exam and demonstrated integration. Holding the permit without living in Greece does not count towards it.
Income tax applies only if you become a Greek tax resident, generally by spending 183 or more days a year in Greece or having your centre of vital interests there; resident income is taxed progressively from 9% to 44%. The 15% capital gains tax on property sales by individuals is suspended until 31 December 2026, and constructors may opt to sell new-build property without 24% VAT until the same date. Tax planning is individual; seek independent advice.
Long-term letting is permitted. Short-term rental through platforms such as Airbnb or Booking.com, and subletting, are prohibited on every property used for a Golden Visa, whatever the investment tier, and a breach leads to revocation of the residence permit and a EUR 50,000 fine. Confirm the rules for your specific property before purchase.
Estate planning
A residence permit does not change your nationality, so it adds no law you can elect under EU Regulation 650/2012, Article 22. What it can change is your habitual residence: if you come to live in Greece, the law of Greece may govern your estate by default (Article 21), unless you have elected the law of a nationality you already hold. Residence alone changes no tax position on your estate. The law of Greece has forced heirship: part of the estate is reserved for close family and cannot be left freely by will.
See the Greece position in our succession matrix, or read which law governs your estate. General information, not legal advice.
The primary official sources the Greece Golden Visa figures on this page are verified against. Where a mandatory fee is not in a published schedule, it is marked as disclosed by Mirabello from case experience.
Book a confidential, no-obligation consultation with a Mirabello investment migration specialist, in your own language. We will confirm which programme fits your profile, your budget and your timeline, and outline the precise path to your second citizenship or residence permit, at no cost and with no commitment.
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