8 benefits of Greece's "Golden Visa"

Despite global changes in legislation and increased investment thresholds in several regions, the Greek Golden Visa program remains the "gold standard" of European immigration. In 2026, when many EU countries either closed their programs or significantly complicated the conditions, Greece continues to offer a transparent path to residency.

Below, we will discuss 10 key advantages of the program, supported by current practice and references to legislation.

Access to Schengen without borders

Holders of Greek residence permits enjoy the right to visa-free entry to 29 Schengen countries. This advantage is particularly valuable in 2026 against the backdrop of increased visa control for citizens of non-EU countries.

You can fly from Athens to Paris or Munich without visiting consulates, simply by presenting your residence card and passport.

"Family Package" for three generations

The Greek program remains one of the few in Europe that allows including not only spouses and children but also parents of both parties in a single application. According to the Greek Migration Code (Law 5038/2023), status is granted to all family members simultaneously.

An investor can move their elderly parents and their spouse's parents to Europe, providing them access to a quality climate and healthcare.

3. No residency requirement

Unlike Portugal or Spain, where a certain amount of time must be spent in the country to extend status, Greece does not require physical residency.

The official portal of the Greek Ministry of Migration confirms that for the renewal of a five-year card, it is sufficient to maintain ownership of the property.

The most affordable entry threshold to the EU through renovation

Although prices in Athens have risen to €800,000, in 2026 it remains possible to invest €250,000 in properties for restoration or for converting commercial space into residential.

Buying an old warehouse in Piraeus and converting it into loft apartments allows one to obtain a residence permit at the minimum rate, while the price of the finished property after renovation may increase by 30–40%.

High yield from long-term rentals

With the introduction of restrictions on short-term rentals (Airbnb) for Golden Visa investors, the market has shifted to long-term contracts. According to data from Numbeo for 2026, the shortage of quality housing in Athens has led to an increase in long-term rental rates, providing stable income in euros.

• The current reports from the Bank of Greece record an annual rental price growth of 10–15% in the residential sector.

Non-Dom tax regime

For those who decide to relocate their center of life to Greece, Article 5A of the Tax Code applies. It allows a fixed tax payment of €100,000 per year on all income earned outside Greece.

If your international business brings in millions of euros in profit, switching to Greek tax residency can significantly reduce your overall tax burden.

Right to education and healthcare

Your children have the right to study in public schools and universities on par with Greeks. There is also access to prestigious international schools (e.g., St. Catherine’s or ACS Athens), whose diplomas are recognized by the best universities in the world.

Studying at a Greek university for a resident is often significantly cheaper or even free compared to the rates for "foreign students."

Perpetual ownership and transfer by inheritance

The Greek residence permit is tied to real estate that is your private property. You can transfer the property (and the right to residency) to your children when they reach adulthood.

The Greek Civil Code guarantees full protection of foreign owners' rights, making investments in the local market safe in the long term.

Accelerated digital procedure

In 2026, the document submission process became fully electronic. The Greek Ministry of Digital Governance has implemented a system that allows for the issuance of a temporary certificate (Blue Paper) just a few days after the application is submitted.

With the "blue paper," you can legally stay in the country and await the issuance of the plastic card without leaving for foreign travel.

10. Potential for EU citizenship

After 7 years of legal residence and paying taxes in Greece, an investor has the right to apply for citizenship. The Greek passport in 2026 is among the top ten strongest in the world, providing visa-free access to the USA, Canada, and Australia.

Reference: Language and integration requirements are governed by the latest amendments to the "Citizenship Law," which have become more formalized and understandable for foreigners.