Investor Residency Guide
Greek Golden Visa 2026 - Complete Guide
Obtain a lifetime-renewable Greek residency permit through property investment from €800,000 in Oropos (Attica region). Access 183 Schengen countries with no minimum stay requirement.
Quick answer
The Greek Golden Visa grants a 5-year renewable residency permit to non-EU nationals who invest in Greek real estate. Oropos and the broader Attica region require €800,000 - the same as Athens, Thessaloniki, Mykonos, and Santorini. Other mainland and island regions require €400,000. Renewal requires no minimum stay. The permit extends to the investor's spouse and children under 21.
Greece Golden Visa 2026: the key numbers
| Minimum investment - high-demand areas (all of Attica, Thessaloniki, Crete, Mykonos, Santorini, islands over 3,100 residents - Evia included) | €800,000 |
| Minimum investment - rest of Greece | €400,000 |
| Conversion route (commercial-to-residential) or listed-building restoration - anywhere | €250,000 |
| Minimum property (standard routes) | 120 sqm, single property |
| Actual processing time | 4-6 months |
| Minimum stay requirement | None |
| Short-term (Airbnb) rental | Banned - €50,000 fine |
| Citizenship path | After 7 years of actual residence + language exam |
How it works: from decision to residence card
Step 1 - Preparation (weeks 1-2)
Obtain a Greek tax number (AFM) and open a Greek bank account - both possible remotely via power of attorney. This is also where you appoint a lawyer, which is mandatory in Greece.
Step 2 - Property search & due diligence (weeks 2-8)
Viewings and negotiation, while your lawyer verifies the title in the Ktimatologio, checks for debts and liens, and confirms building permits.
Step 3 - Contract & payment (weeks 8-12)
Signing before a notary (mandatory), transfer of funds from an account in your name, and payment of transfer taxes. The property is now yours.
Step 4 - Application (weeks 12-16)
Digital submission with all documents. The application confirmation ("Blue Certificate") already lets you stay in Greece legally until the decision.
Step 5 - Biometrics & card (months 4-6)
Fingerprints (one in-person visit) and issuance of the residence card. You are now an EU resident.
The real cost: not just the property price
Take a €250,000 conversion-route investment:
| The property | €250,000 |
| Transfer tax (3.09%) | ~€7,725 |
| Notary (~1-1.5%) | ~€3,100 |
| Lawyer (~1-2%) | ~€3,800 |
| Land registry (~0.5%) | ~€1,250 |
| Golden Visa fees (main applicant + per adult) | €2,000 + €150 |
| Approx. total | ~€268,000-270,000 |
Why Greece? Because almost nothing else is left
In 2026 the answer is simpler than ever: Spain terminated its Golden Visa entirely (April 2025), and Portugal removed real estate back in 2023 - what remains is mainly a €500,000 fund route with 2-3 year queues. Greece is Europe's last major Golden Visa based on buying actual property.
The full comparison, table and pitfalls included, is in a separate article: Greece vs Portugal vs Spain - the full comparison.
Who qualifies?
- Non-EU/EEA national aged 18 or over
- Purchase of Greek real estate meeting the minimum investment threshold
- Clean criminal record from country of origin
- Proof of adequate health insurance for stay in Greece
- Property can be jointly owned - each owner must meet the threshold individually, or one owner may hold the full investment
- Commercial real estate (hotels, offices) is also eligible
- Long-term lease (minimum 10 years) of hotel accommodation counts as qualifying investment
Investment thresholds by zone (2026)
| Zone | Min. Investment | Notes |
|---|---|---|
| Athens, Thessaloniki, Mykonos, Santorini, Attica region (incl. Oropos) | €800,000 | Raised January 2026 |
| All other mainland & island regions | €400,000 | Most popular investor zone |
| Single residential unit >= 120 m² | €250,000 | Anywhere in Greece (conversion of commercial buildings only) |
| Alternative: government bonds / business shares | €500,000 | Non-real estate route |
Golden Visa in Oropos
40 min to Athens centre
Direct road access via Attiki Odos toll road. Athens International Airport is 1.5 hours away - exceptional connectivity for frequent travellers.
Strong rental yields
Sea-view villas and townhouses in Skala Oropou and Nea Palatia achieve 4-6% gross rental yields, outperforming most Athens suburbs.
Capital appreciation trend
Property prices in Oropos rose over 35% between 2023 and 2025, including nearly 16% in the last year alone - significantly outperforming the Attica regional average (source: Indomio.gr).
Quality of life
Calm coastal setting, beach clubs, sailing marinas, and excellent tavernas - genuine tranquility, not just a visa property.
Restrictions on New Construction in the Area
New restrictions imposed on construction in the area make existing properties more valuable, and ensure that the view from your terrace today will remain as it is - not filled in by new buildings.
Step-by-step process
Obtain a Greek Tax Number (AFM)
Arrange a Power of Attorney for your Greek lawyer to act on your behalf and collect your AFM from the local tax office. This can be done in a single visit or remotely.
Open a Greek bank account
Required to transfer purchase funds through a trackable channel. Several Greek banks offer non-resident accounts with minimal documentation.
Select and reserve property
Olive & Oak identifies qualifying properties, negotiates price, and arranges viewings. A reservation deposit (typically €5,000-€10,000) secures the unit while due diligence proceeds.
Legal due diligence
Your Greek lawyer verifies clean title, confirms no encumbrances, planning permissions, and building legality. This takes 2-4 weeks.
Sign pre-contract & transfer funds
A notarised preliminary agreement locks in terms. Remaining purchase funds are transferred from your Greek bank account.
Final notarial deed
The main deed is signed before a notary. Transfer tax (3.09%) is paid, and property registration is filed with the Land Registry.
Submit Golden Visa application
Your lawyer submits the residency permit application to the Migration Ministry along with property deed, passport, photos, insurance, and criminal record certificate.
Receive permit
Processing typically takes 3-6 months. A "certificate of application" is issued immediately and functions as a valid permit in the meantime. First permit is valid for 5 years; renewals are every 5 years.
Indicative costs (€800k zone - Attica)
| Property purchase (minimum) | €800,000 |
| Transfer tax (3.09% of purchase price) | ~€24,720 |
| Notary fees (~1% + VAT) | ~€9,920 |
| Land Registry fees (~0.5%) | ~€4,000 |
| Legal fees (due diligence + application) | €3,000-€5,000 |
| Golden Visa application fee (main applicant) | €2,000 |
| Golden Visa fee per family member | €150 |
| Real estate agent commission | 2-3% + VAT |
All figures are indicative for a property purchased in the Attica region (€800k threshold zone). Costs scale proportionally with purchase price.
Items Covered in Due Diligence:
- Title deed free from encumbrances and mortgages
- No outstanding property taxes (ENFIA) owed by seller
- Building permit matches actual construction
- No unauthorised additions or illegal extensions
- Energy performance certificate (EPC) in place
- Property included in National Cadastre (land registry)
- Homeowner association (if applicable) has no arrears
- Confirmed property falls inside the qualifying investment zone
- Seller holds full and sole title (no co-owners without consent)
Risks to understand
- ⚠Policy risk: the Greek government has raised thresholds twice since 2023. Future increases are possible.
- ⚠Programme cancellation risk: while unlikely given EU precedent, no Golden Visa programme can be considered permanent.
- ⚠Rental income tax: Greek rental income is taxed at 15% (up to €12k) and 35% above €35k. Factor this into yield calculations.
- ⚠Liquidity: Greek real estate is less liquid than equities. Plan for a 6-12 month exit horizon.
- ⚠Currency: the euro is your investment currency. Non-EUR investors carry currency risk.
Rights & restrictions
Included
- Live and travel freely in Greece
- Access Schengen Area (183 countries) without a separate visa
- Spouse and children under 21 included on same permit
- Renew every 5 years with no minimum stay
- Enrol children in Greek public schools
- Access the Greek national health system (EOPYY)
- Own and operate a business in Greece
Not Included
- ✕Right to work as an employee in Greece
- ✕Free movement to live & work in other EU member states
- ✕Voting rights in Greek elections
- ✕EU passport / citizenship (requires separate naturalisation path)
- ✕Access to other EU countries' social welfare systems
FAQ
Ready to start your Golden Visa journey?
Olive & Oak specialises in qualifying properties in the Oropos coast. We guide you from property search through permit receipt.