The Greek Golden Visa program remains one of the most sought-after paths to Europe. In 2026, the program is governed by the provisions of Law 5038/2023 and the extensive amendments of Law 5100/2024, which introduced a three-tier investment system.

Main investment options in 2026

The entry amount is now strictly tied to administrative boundaries and the type of real estate. According to official data from the Ministry of Migration and Asylum of Greece, the following thresholds apply:

Important: According to article 5100/2024, housing purchased under the program is prohibited from being rented out on a short-term basis (via Airbnb or Booking.com). Only long-term rental is allowed.

Step-by-step application process

The process is regulated by the Greek Migration Code and includes the following stages:

1. Obtaining a Tax ID (AFM)

The first step is registration with the Greek tax service (AADE). Without this number, it is impossible to open a bank account or register the transaction.

2. Choosing the property and legal due diligence

Verification of the property title is carried out through the Land Registry (Ktimatologio) or the Mortgage Registry. This is a critical stage that guarantees the absence of debts and encumbrances.

3. Preparing documents

The full list of required documents (Checklist) is available on the Enterprise Greece portal:

• Purchase agreement: Must confirm full payment of the investment amount.

• Insurance policy: Issued by a Greek insurer to cover medical expenses (pursuant to Article 136 of Law 4251/2014).

• Criminal record certificate: With an apostille and an official translation through the Greek Ministry of Foreign Affairs.

4. Submission via the e-Rantevou platform

The application is submitted digitally through the Ministry of Migration service. Immediately after submission, the investor receives a “Blue Paper” — a certificate (Veveosi) that confirms the legality of their stay in the country.

Costs and government fees

In addition to the cost of the property itself, the investor must cover mandatory government expenses:

• Government fee (Paravolo): €2,000 for the main applicant and €150 for each adult family member.

• Real estate transfer tax: 3.09% (according to the Tax Code).

• Card issuance fee: €16 for printing the electronic residence permit.

Official statistics on the number of permits issued and the most common nationalities can be tracked in monthly reports on the Ministry of Migration website.

Tax status and long-term planning

For many investors, the Golden Visa is not only a pass to the Schengen Area, but also the first step toward tax optimization. Under the current programs of the Greek Ministry of Finance, foreign investors who transfer their tax residence to the country may qualify for the special Non-Dom regime. In particular, if certain conditions are met (according to Law 4646/2019), the investor may pay a fixed tax of €100,000 per year on all worldwide income, regardless of its amount. This makes Greece a serious competitor to Cyprus and Italy in the race for the capital of high-net-worth individuals (HNWI), offering a transparent legal framework and the opportunity to integrate into the European financial space.

The Golden Visa program in 2026 is aimed at investors ready to contribute to the long-term development of the Greek economy. Keeping the threshold at €250,000 for renovation projects makes the program competitive compared with Spain or Cyprus.