Is the Greek Golden Visa Worth It in 2026? An Honest Checklist

The Greek Golden Visa is worth considering if you want a European residence permit without moving, and you are comfortable owning a Greek property for as long as you want the permit; it is a poor fit if you want a passport soon, a quick sale, or income from short-term letting. We are a company that sells Greek property for this programme, so read this as a checklist of facts we can source, not as advice to buy. Nobody can tell you whether a particular property will rise in value.

What you actually get

• A renewable five-year residence permit for the investor and the family included in the application, with free movement in the Schengen area for short stays and no minimum stay in Greece: Greece Golden Visa.
• One property serves the whole family.
• It is not citizenship: what is real in 2026, and long-term status needs real residence: long-term resident status.

What it costs beyond the price

At the threshold, purchase taxes and fees are about 6.9% of the price at the rates on our threshold pages. The permit itself adds lawyers' fees, state duties and insurance: about €5,695 for one investor aged 40 and about €10,504 for a couple with two young children in our calculator; see the family cost guide.

Rules that limit what you can do with the property

• No short-term letting and no subletting: a breach can mean losing the permit and a €50,000 fine. Long-term letting is allowed: renting out the property.
• The permit rests on holding the investment. Selling ends its basis: what happens if you sell.
• One property per application and, at the two higher levels, at least 120 m². See thresholds by area and the 120 m² rule.

Risks to weigh

• A planned tax. The government announced a rise of the transfer tax for buyers from outside the EU from 3% to 15%, planned for 1 July 2027. No bill had been tabled by 23 October 2026: what is known.
• Politics. The opposition tabled an amendment to abolish the real estate route in October 2026 and it was rejected; elections are due in spring 2027: timeline of changes.
• The wait. Files take months and results vary by filing year: processing time.
• Market risk. Property can fall as well as rise, and resale takes time.

It tends to fit if

1. You want a Schengen residence permit and do not need to live in Greece.
2. You can leave the money in property for years.
3. You will either use the property yourself or let it long-term.
4. You have checked your tax position at home: tax residence.

It tends not to fit if

1. You want citizenship in the near future.
2. You count on holiday-rental income.
3. You may need to sell within a short time.
4. Your plan is to live and work in Greece: other permits may suit better, such as the digital nomad visa or the FIP permit.

What else is open

Few alternatives remain: see which golden visas still exist and Greece or Cyprus. To discuss your case, leave a request.

Informational, not legal, tax or investment advice. Figures follow our calculator and the cited articles at the date of publication.