Greece or Portugal Golden Visa
In Portugal buying property no longer gives a golden visa, and cases take years to process. In Greece the real estate route is still open, but it has become more expensive and stricter.
Buying property
- Greece
- Open: €250,000 to €800,000 depending on the area and the property type.
- Portugal
- Closed to new applicants since October 2023 (Law 56/2023).
What is left
- Greece
- One property: €800,000, €400,000 or €250,000 (conversion and restoration).
- Portugal
- Mainly an investment fund, about €500,000 according to law firms, with no real estate exposure.
Residence permit
- Greece
- 5 years, renewable, free movement in the Schengen area, no minimum stay.
- Portugal
- A permit with a light stay requirement: about 14 days over two years according to law firms.
Processing
- Greece
- Applications can be filed at any local migration office in Greece.
- Portugal
- The AIMA backlog: as of 8 October 2026 about 6,000 of 46,000 pending applications had been processed. IMI's Q2 survey put the average wait at 50.4 months.
Road to citizenship
- Greece
- The investor permit does not give citizenship by itself; naturalisation follows separate rules.
- Portugal
- Under the law in force since 19 May the residence clock starts when the first permit is issued. Practitioners estimate 11 to 11.5 years from filing to citizenship eligibility.
Tax on purchase
- Greece
- 3.09% now. An increase to 15% for non-EU citizens from 1 July 2027 has been announced; no law yet.
- Portugal
- Property is not part of the route.
Sources: IMI Daily (8 October 2026) and law-firm guides. Confirm the Portuguese amounts and conditions taken from law-firm guides with AIMA. Data checked on 3 November 2026.
Who fits what
You want property
If the goal is a property and a permit, only Greece fits: in Portugal property is not part of the route.
You can wait and invest in a fund
Portugal suits people who accept a fund investment and a multi-year wait for a different road to citizenship.
Timing matters
Speed depends not only on the country but on the filing route. We compare timelines for your citizenship and family.
Golden Visa by investment amount
- €800,000€800,000 is the threshold for the most sought-after locations: Attica with Athens, Piraeus and the Athens Riviera, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- €400,000€400,000 is the threshold for all regions of Greece except the most sought-after ones: the mainland outside Attica and Thessaloniki and small islands with up to 3,100 residents.
- €250,000€250,000 is the reduced threshold. It applies anywhere in Greece, including central Athens, but only to two kinds of property: premises converted to residential use and listed historic buildings being restored.
Where to start on your own
Frequently asked questions
Frequently asked questions
Can I get a Portuguese golden visa by buying property in 2026?
No. Buying property as a basis for the golden visa has been closed to new applicants since October 2023. The investment fund route is what mainly remains.
How long is the wait for a Portuguese golden visa?
The backlog is large. According to IMI Daily of 8 October 2026, AIMA had processed about 6,000 of 46,000 pending applications. IMI's Q2 survey put the average wait at 50.4 months, while practitioners quote 14 to 18 months for new filings.
Where is a residence permit faster: Greece or Portugal?
Portuguese timelines are now measured in years and the official backlog is large. For Greece we give the timing of each stage on the programme page and at the consultation.