Golden Visa Greece

What the Greek Golden Visa is

The Golden Visa is Greece's residency-by-investment programme. A non-EU citizen who buys qualifying property in Greece receives a residence permit for five years, renewable for as long as the investment is kept. The permit covers the main applicant, the spouse or partner, children under 21 and the parents of both spouses, all in one application.

There is no minimum stay. You can live in Greece full time, spend the summers here or visit only occasionally, and the permit stays valid. Permit holders can also travel freely within the Schengen Area, which makes Greece a practical base for families who split their time between several countries.

Investment thresholds in 2026

Since the reforms of 2024 and 2026, the minimum investment depends on where the property is:

• €800,000 in the most popular areas: Attica (Athens and the Athens Riviera), Thessaloniki, Mykonos, Santorini and the larger Greek islands.

• €400,000 in the rest of Greece.

• €250,000 for specific cases only: the conversion of a commercial building into a home, or the restoration of a listed building.

For the €800,000 and €400,000 routes the investment must be in a single property of at least 120 square metres. Properties bought for the Golden Visa cannot be let as short-term holiday rentals, though long-term leases are allowed. Thresholds and conditions change from time to time, so every purchase is checked against the rules in force by a Greek lawyer before you sign.

How the process works

1. Brief and shortlist. We talk about how you want to live: the island or the city, schools, sea view, a garden, rental income or none. We then shortlist properties that meet both your wishes and the Golden Visa rules.

2. Viewings. In person, with our team on the ground, or by video if you are not in Greece yet.

3. Tax number and bank account. A Greek tax number (AFM) and a Greek bank account are needed for the purchase. Both can be arranged through a lawyer with power of attorney.

4. Legal checks and purchase. Your lawyer checks title, permits and the property's eligibility, and the purchase is signed before a notary.

5. Application and biometrics. The application is filed, and the family gives fingerprints in Greece. A certificate lets you stay legally while the permit is processed.

6. Permit issued. Processing usually takes several months; the five-year permit is then issued to each family member.

Where to buy

Athens Riviera

The coast south of Athens, from Glyfada and Voula to Vouliagmeni, combines city life, international schools, marinas and beaches, 30 minutes from the airport. It is the first choice for families who will actually live in Greece. See our Athens Riviera real estate.

Mykonos and the Cyclades

For buyers who want a summer home with strong long-term value, Mykonos, Paros and Antiparos remain the most sought-after islands. Mykonos falls in the €800,000 zone. See Mykonos real estate and Paros real estate.

The rest of Greece

Smaller islands and parts of the mainland qualify at €400,000, with more space for the money and a quieter way of life.

More than the purchase

Buying the house is only the start. Kennedy's Group also helps with the move itself through our VIP relocation service: finding schools, setting up utilities, insurance and healthcare, staff for the house and everyday life in a new country. Once the home is yours, our property management team can look after it while you are away.

Costs to plan for

On top of the purchase price, plan for property transfer tax (normally 3.09% of the taxable value on resale properties), notary and land registry fees, legal fees, and the government fees for the permit itself. New-build properties may be subject to VAT instead of transfer tax. Your lawyer will give you an exact breakdown for each property before you commit.

Other routes to living in Greece

The Golden Visa is not the only way to settle in Greece, and for some families another permit fits better. The Financially Independent Person permit suits retirees and people with steady income from abroad, with no property purchase required. The Digital Nomad visa is designed for people who work remotely for employers or clients outside Greece. EU citizens need no visa at all and simply register their residence.

New residents moving their tax residence to Greece may also consider the alternative tax regime for high-net-worth individuals, which replaces tax on foreign income with a fixed annual amount in exchange for an investment in Greece. Whether it makes sense depends on your income, family and plans, so it is always reviewed with a Greek tax adviser before you move.

Why work with Kennedy's Group

We are not only an estate agency. The same group runs villa rentals, concierge, events and relocation across Greece, so the team that helps you find the house can also arrange your viewing trip, the school visits, the move and the first summer in your new home. One point of contact, from the first conversation to the day you get the keys and beyond.