EU residency through tiered real estate investment. €400K-€800K depending on location. Mediterranean lifestyle, 7-year citizenship, zero stay requirement, Schengen access.
EU residency with zero stay requirements and tiered pricing options
The Greece Golden Visa offers EU residency with zero physical presence requirements—the most flexible program for those seeking EU access without relocating. With tiered pricing from €400K (regional areas) to €800K (prime locations), investors can choose locations matching their budget and lifestyle goals.
Greece introduced location-based pricing in late 2024: €800K for prime zones (Athens, Thessaloniki, major islands including Crete, Rhodes, Mykonos, Santorini) and €400K for smaller regional areas. The €250K tier now applies ONLY to commercial building conversions and historic property restorations—not standard residential purchases.
Combined with an optional €100K annual flat tax covering unlimited worldwide income, Mediterranean lifestyle, and 7-year Greek citizenship pathway (requires actual residency), Greece offers excellent value for investors prioritizing EU access and flexibility.
Three-tier structure based on location and property type
Athens, Thessaloniki, major islands (pop 3,100+)
Mainland regions, islands under 3,100 population
Special exceptions ONLY (nationwide)
Minimum Size Requirement (120 sqm): For €400K and €800K tiers, the property MUST be a single residential unit of at least 120 square meters. This rule prevents investors from buying multiple small apartments to meet the threshold.
Short-Term Rental Ban (NO AIRBNB): Properties purchased under the Golden Visa program CANNOT be rented via Airbnb, Booking.com, or any short-term rental platform. Violations result in €50,000 fine and loss of residency status. Only long-term traditional rentals (6+ month leases) or personal use permitted.
Why these restrictions? Greece implemented these rules to combat housing inflation and redirect investment away from tourism speculation toward long-term housing stock.
€800K Tier Locations (Complete List):
€400K Tier Locations:
€250K Special Exception (Nationwide):
Strategy Insight: Most investors now face €800K minimum since all desirable locations (major islands, Athens, Thessaloniki) fall under Tier 1. The €400K tier applies mainly to smaller mainland towns with limited international appeal. The €250K option is effectively unavailable for 99% of buyers (requires specialized property conversion projects).
Beyond real estate, Greece offers two alternative Golden Visa routes:
1. Startup Investment (€250,000):
2. Financial Investment (€500,000):
Reality: 95%+ of applicants choose real estate route despite higher cost. Tangible asset, personal use potential, and simplicity outweigh financial investment advantages.
Popular locations with accurate tier classification
Greece's largest island (pop 634K)
Southeastern Aegean (pop 115K)
Ionian Sea (pop 102K)
Glyfada, Vouliagmeni, Kifisia
Premium Cyclades islands
Patras, Larissa, Volos, small towns
Long-Term Rental Yields (Airbnb BANNED):
Since short-term rentals are prohibited for Golden Visa properties, expect long-term rental yields:
The Airbnb Ban Impact: Pre-2026, investors could achieve 8-12% yields via Airbnb/short-term rentals. The 2026 ban ELIMINATES this option for Golden Visa properties. If rental income is your primary goal, expect 50-60% lower yields compared to pre-ban expectations.
Tax Consideration: Greek rental income taxed 15-45% progressive. However, if you opt for the €100K flat tax regime (requires 183+ days/year in Greece), ALL rental income worldwide is covered by the €100K annual payment—potentially massive benefit for portfolio property investors.
What you need to qualify (2026 rules)
| Requirement | Details |
|---|---|
| Age | 18+ years old (main applicant) |
| Investment Amount | €400K or €800K depending on location (€250K for conversions only) |
| Property Size | Minimum 120 sqm for €400K/€800K tiers (single residential unit) |
| Rental Restrictions | NO short-term rentals (Airbnb/Booking banned). Long-term only. |
| Background | Clean criminal record, no security threats |
| Health Insurance | Valid health coverage in Greece (€600-€1,200/year) |
| Stay Requirement | 0 days/year for residency maintenance (citizenship requires 183+ days/year later) |
| Property Ownership | Must maintain ownership to keep residency status |
Greece Golden Visa includes family at no additional investment:
Unique Advantage: Greece allows inclusion of parents from BOTH sides (4 people total) versus most programs allowing only 2. This is the most generous family inclusion policy among EU Golden Visas.
Fees: Application ~€2,000 main + €150 per family member. Biennial renewal ~€500 per person. All family members receive identical residency rights.
After 7 years of Golden Visa residency, you can apply for Greek citizenship:
Requirements:
The Residency Paradox: While Golden Visa requires 0 days/year presence, citizenship requires ACTUAL residence (183+ days/year). You must choose:
Children's Faster Track: Children who complete 6+ years of Greek schooling can naturalize faster, sometimes qualifying for citizenship by age 18 even if parents don't pursue it.
Greek Passport Benefits (Post-Citizenship): 184 visa-free countries (vs 29 Schengen during residency phase), EU citizenship rights, right to live/work anywhere in EU permanently.
Step-by-step journey to Greek residency (2026 timeline)
Identify property meeting tier requirements (€400K or €800K based on location). Verify 120 sqm minimum. Confirm NO short-term rental history (clean title). Work with Golden Visa-specialized real estate agents.
Sign preliminary agreement with 10% deposit. Conduct due diligence (title search, verify 120 sqm measurement, check for encumbrances). Hire Greek lawyer (€2K-€5K). Open Greek bank account and obtain AFM tax number.
Complete purchase at Greek notary. Pay remaining 90% + 3% transfer tax. Receive title deed registered in your name. Property value must meet €400K/€800K threshold AFTER all deductions. Verify property free of all encumbrances.
Gather: passports (valid 6+ months), birth/marriage certificates, police clearances (<6 months old from all countries of residence), health insurance, property deed, AFM tax number. Apostille all documents. Certified Greek translations by authorized translator.
Submit Golden Visa application to Greek Decentralized Administration office. Include all documents, property proof, insurance certificate. Pay application fees (~€2,000 main applicant + €150 per family member). Receive receipt and tracking number.
Immigration conducts background checks, property verification, tier compliance review. BACKLOG ALERT: 40,000+ pending applications as of 2026. Athens office processing in 12-14 months currently. Islands may take 14-16 months. Possible requests for additional documents.
Receive approval notification. Collect residency permit card from immigration office. JANUARY 2026 UPDATE: 5-year permit validity now starts from card issuance date (not application date), ensuring full 5 years of residency rights. Renewable indefinitely as long as property owned.
Property search (2-6 weeks) + Purchase (3-6 weeks) + Documents (4-8 weeks) + Processing (12-14 months) + Approval (2-4 weeks) = 15-18 months total from start to residency card in hand.
Why so long? Greece is experiencing massive Golden Visa demand (40,000+ pending applications). Processing backlogs in Athens are 12-14 months currently, significantly longer than the "4-8 months" advertised pre-2024.
Faster than Portugal? No longer true. Portugal processing is 18-24 months, Greece is now 15-18 months. They're comparable in 2026.
Why investors choose Greece (updated 2026)
Unique advantage: 0 days/year required to maintain residency. Most flexible EU program. Perfect for those wanting EU access without relocating. Visit Greece when convenient, live anywhere else.
Optional €100K annual tax covers ALL worldwide income (unlimited). Perfect for high earners (€300K+ income). At €500K income: save €125K+ annually vs standard 45% progressive rates. Valid 15 years. Requires 183+ days/year residence.
Immediate visa-free access to 29 Schengen countries with residency card. Live, work, study across EU. After citizenship (7 years): 184 visa-free countries globally with Greek passport.
Tangible asset (vs Portugal's fund investment). Personal use for vacations. Long-term rental income 3-6% annually. Property appreciation potential. Generational wealth transfer. Note: Airbnb banned for GV properties.
Most generous EU program: includes spouse, children, AND parents of BOTH spouses (4 parents total). No additional investment required. All family members get identical residency rights and citizenship pathway.
300+ sunny days annually. Island living options. Historic sites, beaches, mountains. Affordable cost of living €2K-€3K/month for couple. Fresh Mediterranean diet. Active expat communities on major islands.
vs Portugal Golden Visa:
vs Malta Golden Visa:
vs Spain Golden Visa:
Non-Dom tax program covering unlimited worldwide income
Greece offers an optional €100,000 annual flat tax regime for new tax residents transferring tax residency from abroad.
What it covers:
When it makes sense:
Qualification Requirements:
The Trade-Off: Flat tax requires 183+ days/year in Greece (actual tax residency), which CONFLICTS with Golden Visa's 0-day flexibility. You must choose: zero stay for maximum flexibility OR tax residency for €100K flat tax benefits. Most Golden Visa holders maintain 0-day approach and pay tax in their home country. Only ultra-high-income individuals (€500K+) pursue Greek tax residency for flat tax benefits.
Total investment required by tier
| Cost Component | €400K Tier | €800K Tier |
|---|---|---|
| Property Purchase | €400,000 | €800,000 |
| Transfer Tax (3%) | €12,000 | €24,000 |
| Legal Fees | €2,000-€4,000 | €3,000-€6,000 |
| Notary & Registration | €1,500-€2,500 | €2,000-€4,000 |
| Application Fee (main) | €2,000 | €2,000 |
| Family Members (3 people) | €450 | €450 |
| Translation & Apostille | €800-€1,500 | €800-€1,500 |
| Health Insurance Year 1 (4 people) | €2,400-€4,800 | €2,400-€4,800 |
| YEAR 1 TOTAL | €421K-€427K | €835K-€843K |
| Ongoing Annual Costs | €400K Tier | €800K Tier |
|---|---|---|
| Health Insurance (4 people) | €2,400-€4,800/year | €2,400-€4,800/year |
| Property Tax (ENFIA) | €800-€2,000/year | €2,000-€5,000/year |
| Permit Renewal (every 2 years) | €2,000 (4 people × €500) | €2,000 (4 people × €500) |
| Property Maintenance/Utilities | €500-€1,000/year | €800-€1,500/year |
| ANNUAL ONGOING | €4.7K-€8.8K/year | €6.2K-€12.3K/year |
€400K Tier (Regional) - Family of 4:
€800K Tier (Prime Locations) - Family of 4:
EU Program Comparison (5-Year Total):
Reality Check: With Spain closed and most desirable Greek locations (Crete, Rhodes, Athens, islands) now in €800K tier, Greece is NO LONGER the "cheapest EU option." Portugal at €500K (funds) is now more affordable, though Greece offers property ownership advantage.
CIVITAS specializes in Greek real estate selection and Golden Visa applications. Expert guidance on tier classification, 120 sqm compliance, location strategy, and residency processing. Navigate 2026 rules with confidence.