Greece Golden Visa by Investment | The Mediterranean's Most Coveted Residency, Yours from €250,000
A strategic investment. Five-Year EU Residency. A Lifetime of Freedom For You and Three Generations of Your Family.
The Greek Golden Visa is the fastest, most flexible, and most affordable option for obtaining Greece residency by Investment in Europe. It offers you, your spouse, your children, and even your parents a 5-year renewable permit, visa-free travel to 29 Schengen countries, and your own residence in one of the most popular Mediterranean destinations for the future. There is no need to learn Greek, no short-term stay, and no problems with work. With a smart investment, the right documents, and a Greek residency is yours, you can live in Europe for the rest of your life.
What is a Greece Golden Visa 2026? The Truth Beyond the Headlines
The Greece Golden Visa, or Greece investor visa, is a program administered by the Greek government that allows foreigners living outside the EU to obtain permanent residency in Greece by making a qualifying investment in Greek real estate. It is one of the greatest Greece Residency by Investment programs in Europe, and you may apply for complete family inclusion in 2026. You simply invest a qualified amount of €250,000 and don’t need to be there in person.
Find out if you can get the Greece Golden Visa by Investment Program now!
Benefits for Greece Golden Visa Holders: One Investment, a Lifetime of European Advantages
One smart investment provides lifelong European advantages for you and your family. The Greece Golden Visa by Investment offers freedom, mobility, security, and financial benefits that no other European program can match at the same price. Additionally, the following six advantages are what really make the Greece Golden Visa unique:
Without a visa, you can go from one Schengen country to another in 29 other countries. This means you can really move around Europe for business, fun, or family trips.
You can keep your property without moving full-time, thanks to a 5-year residency that can be extended without a minimum stay requirement.
Cover your spouse, children up to age 21 (extended to age 24), and dependent parents on both sides of the family under a single application.
A clear way to get Greek and EU citizenship after residing there for a long period, while maintaining your original passport.
Strong returns in real estate, with rental yields of 3% to 5% and property values on the rise in Greece.
Tax advantages that are appealing, such as the non-dom system, a flat 7% tax on foreign pension income for retirees, and double-tax deals with more than 57 countries.
Access to Europe's high-quality lifestyle, education, healthcare systems, and business opportunities.
Are You Eligible for the Greece Golden Visa By Investment? Find Out in Seconds
Most investors figure out that they qualify within a minute. Let’s see if you do.
The requirements for the Greece Golden Visa are pleasantly simple: no points system, no job offer, and no university degree. To qualify for the Greece Residency by Investment program in 2026, you must complete the following:
- Be a non-EU/EEA national, and be at least 18 years old.
- Have a clean criminal record in the country where you live legally.
- Have proper private health insurance for yourself and your family that covers Greece.
- Show the legal source of your investment funds.
- Make a qualifying investment in Greece.
The Greece Visa for Investors is available to businesses, property investors, wealthy retirees, and wealthy families who want to move across Europe.
- Your spouse,
- Your children up to age 21, and in many situations, up to age 24.
- Parents who are dependent on you and your spouse
Three generations. One investment. One residency card per person.
Greece Golden Visa Application Process: From Inquiry to Residency Card in 6 Months
The Greece Golden Visa by investment application is strict and doesn’t allow for errors. HA Group has a proven five-step golden visa Greece real estate plan that gets customers from the inquiry stage to an approved residence card quickly and without any stress, surprises, or delays.
Start Your Greece Golden Visa Application.
Greece Golden Visa by Investment Routes 2026: Find the One That Fits for You
The Greece Golden Visa Program is the most flexible Greece residency by investment program in Europe in 2026. There is an opportunity to invest in Greece Golden Visa properties or in other financial instruments:
Get a Free Custom Investment Recommendation in 24 Hours!
Greece Golden Visa By Investment 2024/2026 Rule Changes: Every Investor Must Know
The rules have changed. The opportunity hasn’t.
Greece Golden Visa was updated in 2024 and continued in 2026. The changes are!
Geographic tiering replaced flat thresholds. A €250,000 entry fee is no longer the only way to enter. Regional zones cost €400,000 and premium zones cost is €800,000.
€800,000 and €400,000 properties must be 120 sqm single units. Adding tiny apartments or partial ownership is unacceptable.
You can't rent out Golden Visa-qualified houses for a short time period, such as on Airbnb. Those who break the rules face a fine of €50,000. Long-term leasing is still allowed, and it pays 3–5% a year.
The €250,000 option is still open through two well-maintained categories: restoring historic buildings and converting commercial buildings into homes. Both are accessible nationwide.
In 2025–2026, a new €250,000 startup road opened, giving investors options beyond real estate. However, the investor's ownership stake must remain below 33%, and at least 2 jobs must be created and maintained for 5 years.
Investors who agreed upon it before the deadline were allowed to keep their old Greece Golden Visa eligibility criteria. However, new applicants in 2026 must follow the rules that are in place now.
Investors who agreed upon it before the deadline were allowed to keep their old Greece Golden Visa eligibility criteria. However, new applicants in 2026 must follow the rules that are in place now.
Stay Compliant. Stay Protected. Get the 2026 Rules Decoded by HA Group!
Why HA Group Is the Smart Choice for Your Greece Residency by Investment Journey?
You can hire any consultant. You can also work with HA Group, and the difference is clear. We are a full-service consulting organization that specializes in the Greece Residency by Investment program. Here’s what makes us different from every others:
Legal Partners in Athens
Our skilled attorneys, notaries, and Migration Directorate experts may be reached directly in Greece. Our professionals are always available to assist customers and handle all paperwork, translations, and certifications.
Transparent, Fixed-Price Engagements
You pay what we quote you up in advance. No unexpected bills, scope creep, or uncomfortable discussions midway through your application.
Dedicated Senior Advisor, Always Easy to Reach
HA Group assigns each client a top expert who will work exclusively on their case. Direct access to WhatsApp, quick responses, and no frustration from call centers.
Flawless Compliance Record
We've helped families from more than 30 countries get permanent residence permits in Greece. Not one of our correctly completed applications has ever been turned down because of a procedural issue.
Full Service With a Private Investor Portal
Your private investor portal keeps track of every step in real time, from preparing documents and coordinating notaries to budgeting taxes across borders and helping with renewals after approval.
We Treat Your File Like Family
We are not a lead funnel. We are professional attorneys and counsellors who will handle your case the same way we would handle our own family's. Your time, money, and future deserve nothing less.
Get a personalised list of all the costs for you and your family. Fees and program costs that come with them.
Request a full cost breakdown tailored to your case!
Greece Golden Visa by Investment Cost
Most people who want to invest in Greece. What is the Greece Golden Visa cost?”
The entire cost of your Greece Golden Visa by investment depends on the kind of investment you make. Once that’s finalised, we cover all additional costs and avoid surprises.
The entire 2026 breakdown:
Costs of Buying and Selling Property
- Transfer Tax3.09%
- VAT24% on new buildings (generally tax-free)
- Notary Costs~1.0–1.5%
- Legal Expenses1–2%
- Land Registration~0.5%
Government & Administrative Fees
- Main Applicant (Golden Visa)€2,000
- Family Members (over 18)€150 each
- Residency Card€16
From Residency to Greek Citizenship
The Greece visa for investors is more than just an opportunity to obtain a permanent residence permit in Greece; it’s also a way to become a citizen.
Timeline to Citizenship
Year 0–1: Get a residence permit
Year 5: Renew permanent residency permits in Greece
Year 7: You are eligible to apply for citizenship now.
Requirements for Naturalisation
Be a tax resident in Greece during this period.
Take and pass a B1 Level Greek Language exam.
Have an actual interest or connection to Greece and its culture.
Greek Citizenship Gives You
Passport from the EU
The right to live and work anywhere in Europe.
Travel across the globe without a visa.
Your investment becomes a legacy with Greece Residency by Investment.
Your investment becomes a legacy with Greece Residency by Investment.
Have a question? We are here to answer.
Are the Greece Investor Visa and the Greece Golden Visa the same visa program?
Yes! The Greece Golden Visa and the Greece Investor Visa are government programs launched in 2013, officially called the Greece Residency by Investment Program.
Can I use a mortgage to fund my Greece Golden Visa investment?
No. Greek mortgages are not eligible for the Golden Visa; the whole investment must be done with your own money.
How long does the application take?
Approximately 6 to 9 months from investment to issued residence card.
Can I sell Greece Golden Visa property later?
Yes, but you will lose your residency if you fail to invest the money back into another house that the Greek Migration Directorate approves as a qualified property.
Can I buy several smaller properties to reach the financial amount?
No. The 2026 changes say that the investment must be made in one property that is at least 120 square meters for the €400K and €800K levels.
Can I get a job in Greece with the Greece Golden Visa?
No, you can’t work for pay in Greece. But you may own and operate businesses, be a director, and get money from dividends.
As a Golden Visa holder, can I take advantage of Greece's unique non-dom tax system?
Yes, high-net-worth investors may choose to pay a flat €100,000 yearly tax on all of their income for up to 15 years.
Get an appointment for your free consultation with HA Group immediately.
