Greece Golden Visa & Citizenship in 2026
Greece does not sell citizenship. The Golden Visa is a five-year, renewable residence permit for buying property – and the thresholds doubled in 2024. What it costs today, what it gives you, and how it compares with Malta.
Greece does not offer citizenship by investment. The Greek Golden Visa is a five-year, renewable residence permit for buying property: €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands of more than 3,100 people, €400,000 elsewhere, and €250,000 only for converting commercial buildings to homes or restoring listed buildings. There is no minimum stay, but citizenship needs seven years of actually living in Greece and a Greek language and civics exam.
Greek Golden Visa at a glance
Property in most of Greece; €800,000 in the most popular areas
Permit validity, renewable while you keep the property
Stay required to keep the permit
Living in Greece before citizenship, plus a Greek exam
What changed in 2024
Until 2024 the Golden Visa was available for €250,000 anywhere in Greece, and investors could combine several small flats. Law 5100/2024 raised the thresholds to €800,000 and €400,000, limited the investment to one property of at least 120 m², kept €250,000 only for conversions and listed buildings, and banned Airbnb-style short-term letting of Golden Visa properties. Offers you may still see for a “€250,000 Golden Visa in Athens” are out of date.
Greek citizenship has never been for sale: Golden Visa holders can apply only after living in Greece for seven years, like any other long-term resident.
Want an EU passport sooner? Malta’s Citizenship by Merit framework can lead to Maltese (EU) citizenship in about 12–16 months. It is discretionary and assessed case by case, and Malta allows dual citizenship. See Citizenship by Merit: steps and timeline.
How the Greek Golden Visa works
- Free assessment and due diligence. We check your eligibility and source of funds and introduce you to our partner firm located in Greece.
- Tax number and bank account. You obtain a Greek tax number (AFM) and open a bank account, usually through a lawyer with power of attorney.
- Buy the property. Your lawyer checks the title, the 120 m² rule and the area threshold, and completes the purchase before a notary; payment goes through a Greek bank.
- File the application. You give fingerprints in Greece and receive a filing certificate that lets you stay legally while the application is processed.
- Residence permit. The five-year permit is issued after review. Processing has often taken a year or more because of backlogs, which have been easing in 2026.
Full requirements, investment options and documents: Greek Golden Visa programme information.
Greece vs Malta
Greece and Malta both give non-EU families a Schengen residence card. The differences that matter most are how much capital you tie up, how long the status lasts, and how quickly citizenship is possible.
| Greece | Malta | |
|---|---|---|
| EU, Schengen and euro | Yes | Yes – Malta is an EU, Schengen and euro member |
| Residence by investment | Buy property for €400,000–€800,000 (€250,000 for conversions and listed buildings) | MPRP: €99,000 in government fees + property bought from €375,000 or rented from €14,000 a year |
| Can you rent instead of buying? | No | Yes – MPRP rent from €14,000 a year |
| Status | Five-year permit, renewable | Permanent residence from the start (MPRP) |
| Family | Spouse, children up to 21, parents of both spouses | Spouse, children, parents and grandparents (MPRP) |
| Presence to keep status | None | No published minimum stay for the MPRP |
| Citizenship | After 7 years living in Greece + Greek exam | About 12–16 months under the discretionary Citizenship by Merit framework |
| Keep your current passport? | Yes – dual citizenship allowed | Yes – dual citizenship allowed |
| Language | Greek (B1) for citizenship | English is an official language; no language test |
| Tax for new residents | Optional €100,000 a year flat tax on foreign income for 15 years | Non-domiciled residents: foreign income generally taxed only if brought into Malta |
Where Greece is stronger
- Your investment is a property you own, often in a popular holiday area
- Parents of both spouses can be included
- No minimum stay, and simple renewal while you keep the property
Where Malta is stronger
- Rent from €14,000 a year instead of tying up €400,000–€800,000
- Permanent residence from day one, not a five-year permit
- EU citizenship in about 12–16 months under the Citizenship by Merit framework, not 7+ years
- English is an official language; no Greek exam
- Grandparents can be included too
Our view: Greece is a good fit if you want to own a Greek home anyway and value having your parents on the same permit. If the aim is EU residence at the lowest capital outlay, or EU citizenship within a few years, Malta is usually the better choice. We handle both and will tell you honestly which suits you. Details: Malta Permanent Residence Programme.
Mainly after a low tax rate? Malta’s Global Residence Programme taxes foreign income brought into Malta at a flat 15%, with a minimum tax of €15,000 a year and a property bought from €275,000 or rented from €9,600 a year. From 1 January 2027 a new Individual Tax Programme replaces it (minimum tax €35,000; property €700,000 or €14,000 a year in rent); applications received by 31 December 2026 are expected to keep today’s terms until 2031. See Malta tax residence: the new rules.
Frequently asked questions
Does Greece offer citizenship by investment?
No. Greece offers a residence permit, the Golden Visa, for buying property. Citizenship is possible only after seven years of actually living in Greece and passing a Greek language and civics exam.
What is the minimum investment for the Greek Golden Visa in 2026?
€400,000 for a single property of at least 120 m² in most of Greece, and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. The €250,000 threshold applies only to commercial-to-residential conversions and listed-building restorations.
Is the €250,000 Golden Visa still available?
Only for a commercial building that has already been converted to residential use, or a listed building that you restore. Ordinary flats and houses for €250,000 no longer qualify, and you can no longer combine several small properties.
How long until Greek citizenship?
At least seven years of lawful residence actually living in Greece, plus the Greek language and civics certificate and proof of integration. Time spent abroad while holding a Golden Visa does not count.
Can I get EU citizenship faster?
Yes. Malta’s Citizenship by Merit framework can lead to Maltese (EU) citizenship in about 12–16 months. It is discretionary and assessed case by case, and you can keep your current passport.
Sources
- The Greek Golden Visa after the 2024–2026 overhaul (International Bar Association, September 2026)
- The Greek Golden Visa enters a new phase (IMI Daily, August 2026)
- Greek Golden Visa non-real-estate thresholds (IMI Daily)
- Greek Ministry of Migration and Asylum
Checked November 2026. Programme rules and amounts change often; we confirm current figures in writing before you commit. This page is general information, not legal or tax advice.
Talk to a licensed adviser
Tell us your goals and timeline. Greek applications are handled with licensed partner firms located in Greece; Malta applications, including faster routes to EU citizenship, are handled by our own licensed team.
- Licensed in Malta: Zenturo Ltd. is a licensed agent (Residency Malta Agency licence RES-DALI), company C-39472.
- In business since 2006: one team from first question to approval.
- Fast replies: usually within one hour, by e-mail, phone, WhatsApp, Telegram or WeChat.