The 2026 zone-based tiers
Since Law 5100/2024, the property route is priced by location:
- €800,000 (Zone A): Attica (all of Athens), Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents.
- €400,000: everywhere else in Greece.
- €250,000: commercial-to-residential conversion or restoration of a listed/heritage building (anywhere; no zone limit).
Rules: single property, no Airbnb
Single property, 120 m²: at the €800,000 and €400,000 tiers the investment must be in one property, and a built property (or one with a building permit) needs at least 120 m² of main living space. A co-ownership share must itself be worth the tier minimum.
No short-term rentals: no sharing-economy short-term letting and no subletting. A breach means permit revocation and a €50,000 administrative fine.
Conversion route: the €250k option requires the change of use (commercial→residential) or heritage restoration to be completed before applying.
Source: Art. 100 of the Migration Code (Law 5038/2023) as replaced by Art. 64 of Law 5100/2024, Government Gazette text (api.et.gr).
How to apply: steps, fees & timeline (2026)
The Greek Golden Visa is property-first: you buy the qualifying real estate, then apply for the 5-year residence permit. Most of it can be done remotely — you only need to visit Greece once, for biometrics.
Government fees (2026)
| Fee | Amount |
|---|---|
| Residence permit application (main applicant) | €2,000 |
| Children under 18 | Free |
| Electronic permit card printout | €16 |
| Property transfer tax (resale) | 3.09% of taxable value |
These government fees are separate from the property price, the transfer tax, and lawyer/notary fees. Use the calculator above to see recoverable property value vs sunk costs.
How long does it take?
MITOS, the Greek government's procedures register, puts the investor-permit procedure at 50–60 days from application (its listed-building route) and the fees at €2,000 plus €16 for the card. It gives no figure for the property search and purchase, which come first. The temporary certificate you get at submission lets you stay legally in the meantime.
Documents to prepare
- Valid passport and your Greek AFM tax number.
- Property purchase deed and Cadastre registration.
- Criminal record certificate (apostilled and translated into Greek).
- Proof of how the price was paid: the law requires payment through a Greek payment account (bank transfer, cheque or card), recorded in the notary's certificate.
- Health insurance valid in Greece, and apostilled birth/marriage certificates for dependents.
Stay, renewal, and citizenship
Length and renewal: the permit is granted for five years and can be renewed for the same period each time, as long as the property stays in your ownership and possession (or the qualifying lease contracts stay in force). Periods of absence from Greece are not a ground to refuse renewal. Reselling the property to another third-country national during the permit's validity entitles the buyer to a permit and revokes the seller's.
No work right: investor permits do not give access to employment (MITOS, the government procedures register).
Citizenship: naturalisation runs under the Greek citizenship code, not under this permit, and requires genuine residence plus language and integration, which the Golden Visa alone does not provide.
Common rejection & delay reasons
Points where a Greek Golden Visa file can stall or fail, each tied to a rule above: the zone threshold, the money trail, the certificate formalities and the tax number.
- Wrong zone-tier amount. Buying at €400,000 in an area that is actually a €800,000 high-demand zone (Athens, Thessaloniki, Mykonos, Santorini). The threshold is set by the property's location, not an average — confirm the zone before signing.
- Unclear source of funds. Transfers from third-party or company accounts without a clear paper trail. Funds should move from the applicant's own account with documented origin.
- Criminal-record certificate not apostilled/translated. Missing apostille or an untranslated certificate can hold up the file.
- Buying before getting an AFM. Attempting the purchase without a Greek tax number (AFM) and a Greek bank account in place stalls registration.
Golden Visa document checklist (save your progress)
Tick each item as you gather it. Progress is saved in this browser — nothing is uploaded.
Sources and official references: Greek Ministry of Migration and Asylum; Housing Policy Portal (stegasi.gov.gr) — increase of the minimum property investment for the Golden Visa, which carries the zone thresholds; Law 5100/2024, Government Gazette text: Art. 64 replaces Art. 100 of the Migration Code (Law 5038/2023) and sets the 5-year renewable permit, renewal for the same period while the property is kept, absence from Greece no bar to renewal, the single-property and 120 m² rules, and the short-term-rental ban with a €50,000 fine; AADE — Real Estate Transfer Tax (3% of taxable value plus a 3% municipal levy on the tax = 3.09%); AADE — Basic VAT rates (24% standard rate); MITOS — Golden visa programme (listed real property), initial issuance (fees €2,000 + €16, estimated 50–60 days, no right to work); Law 5162/2024 (€250k startup route). The calculator applies the transfer-tax rate to the price you enter, which may differ from the taxable value the tax office uses. Fees change periodically; property value is market-dependent. Estimate, not legal or investment advice — confirm with a licensed Greek immigration lawyer. Removed on 22 September 2026 and not restored, because no source above carries them: the 7-year citizenship figure, the €10,000 legal-fee placeholder and the ~10% deposit.