---
title: "Greece Golden Visa · €400k property vs Cyprus PR · €300k new home"
url: https://settleanywhere.com/compare/cyprus-invest-new-house-vs-greece-golden-visa-real-estate-400k/
lang: en
updated: 2026-10-12
---

Head to head

# Greece Golden Visa · €400k property vs Cyprus PR · €300k new home

Two investor routes side by side: money, stay, family, fees and tax, from the official sources. The official authority decides every application.

## Key differences

- **Money** Greece Golden Visa · €400k property asks for an investment of €400k+ ≈ $447k; Cyprus PR · €300k new home for an investment of €300k+ ≈ $335k.
- **First stay** The first stay is 5 yrs on Greece Golden Visa · €400k property and 10 yrs on Cyprus PR · €300k new home.
- **Renewal** Renewable on both.
- **Citizenship** Greece Golden Visa · €400k property: after 7 years of residence. Cyprus PR · €300k new home: general rule: 7 years of residence.
- **Family** Greece Golden Visa · €400k property: spouse can work. Cyprus PR · €300k new home: family can join.
- **Government fees** The first government fee listed is €2,000 ≈ $2,230 for Greece Golden Visa · €400k property and €500 ≈ $560 for Cyprus PR · €300k new home; the table lists every fee.
- **Tax residence** Greece: more than 183 days (any 12-month period). Cyprus: more than 183 days (tax year).

## Side by side

|   | Greece [Golden Visa · €400k property](https://settleanywhere.com/countries/greece/golden-visa-real-estate-400k/) | Cyprus [PR · €300k new home](https://settleanywhere.com/countries/cyprus/invest-new-house/) |
| --- | --- | --- |
| **Country:** | *1* Golden Visa · €400k property [Greece](https://settleanywhere.com/countries/greece/) | *2* PR · €300k new home [Cyprus](https://settleanywhere.com/countries/cyprus/) |
| **Type:** | *1* Golden Visa · €400k property Investing | *2* PR · €300k new home Investing |
| **Money needed:** | *1* Golden Visa · €400k property **Needs an investment of €400k+ ≈ $447k** | *2* PR · €300k new home **Needs an investment of €300k+ ≈ $335k** |
| **First stay:** | *1* Golden Visa · €400k property **5 yrs** | *2* PR · €300k new home **10 yrs** |
| **Renewal:** | *1* Golden Visa · €400k property **Renewable** Details The first permit is valid 5 years and renews for equal periods while the investment continues; absences from Greece do not prevent renewal. [Taxheaven legal text repository](https://www.taxheaven.gr/law/5038/2023/arthro/95) | *2* PR · €300k new home **Renewable** Details The residence card expires after ten years and is replaced; the permit gives an unlimited right of residence. [Migration Department, Cyprus](https://www.gov.cy/mip-md/en/documents/companies-investors-permanent-residence-3/immigration-permits-for-investors/) |
| **Family:** | *1* Golden Visa · €400k property | *2* PR · €300k new home **Family can join** Details The permit covers the spouse and children under 18. Unmarried children aged 18 to 25 studying abroad can apply separately with EUR10,000 (≈ $11,200) more income; the spouse can hold a separate permit. |
| **Spouse can work:** | *1* Golden Visa · €400k property **Can work** | *2* PR · €300k new home |
| **Work:** | *1* Golden Visa · €400k property | *2* PR · €300k new home **No** Details No employment in Cyprus for the applicant or spouse. They may hold shares in Cyprus companies, receive dividends and serve as unpaid directors. |
| **Government fees:** | *1* Golden Visa · €400k property **€2,000 ≈ $2,230** Details €2,000 ≈ $2,230 Residence permit fee (EUR 16 (≈ $18) extra for the card). | *2* PR · €300k new home **€500 ≈ $560** Details €500 ≈ $560 Fee at application submission; EUR 70 (≈ $78) per person for the Alien Registration Certificate. |
| **Permanent residence:** | *1* Golden Visa · €400k property **After 5 years of residence** Details Long-term resident status needs 5 years of continuous legal residence and income at least the annual minimum wage (plus 10% for dependants); absences under 6 consecutive months and 10 months in total are allowed. [TaxHeaven](https://www.taxheaven.gr/law/5038/2023/arthro/144) | *2* PR · €300k new home |
| **Citizenship:** | *1* Golden Visa · €400k property **After 7 years of residence** Details Naturalisation needs 7 years of legal residence for holders of investor permits (a listed title), plus Greek language and history tests and proof of economic integration. [Ministry of Interior, National Registry of Administrative Public Services](https://mitos.gov.gr/index.php/%CE%94%CE%94:%CE%A0%CE%BF%CE%BB%CE%B9%CF%84%CE%BF%CE%B3%CF%81%CE%AC%CF%86%CE%B7%CF%83%CE%B7_%CE%91%CE%BB%CE%BB%CE%BF%CE%B3%CE%B5%CE%BD%CF%8E%CE%BD_%CE%91%CE%BB%CE%BB%CE%BF%CE%B4%CE%B1%CF%80%CF%8E%CE%BD) | *2* PR · €300k new home **General rule: 7 years of residence** Details General naturalisation rule: 12 months of legal continuous residence immediately before applying and at least 7 years of legal residence in the preceding 10 years, plus Greek at B1 level. [Ministry of Interior](https://www.gov.cy/moi/en/documents/acquisition-of-cypriot-citizenship-by-naturalization-due-to-years-of-residence-form-m127/) |
| **Processing:** | *1* Golden Visa · €400k property **2 months** Details The permit is issued within 2 months of the complete file reaching the issuing authority (Art. 100(10)). [Taxheaven legal text repository](https://www.taxheaven.gr/law/5038/2023/arthro/100) | *2* PR · €300k new home |
| **Where to apply:** | *1* Golden Visa · €400k property **Abroad or in-country** Details Apply online; a non-resident can apply before entering Greece through a power of attorney, or apply while legally in Greece. [National Registry of Administrative Public Services](https://en.mitos.gov.gr/index.php/%CE%94%CE%94:Permanent_golden_visa_(change_of_use)_%E2%80%93_Initial_issuance) | *2* PR · €300k new home |
| **Employer needed:** | *1* Golden Visa · €400k property **No** | *2* PR · €300k new home **No** |
| **Tax residence test:** | *1* Golden Visa · €400k property **More than 183 days (any 12-month period)** | *2* PR · €300k new home **More than 183 days (tax year)** Details At least 60 days (tax year) |
| **Foreign-source income:** | *1* Golden Visa · €400k property Greek tax residents are taxed on worldwide income, including foreign-source income, at progressive rates from 9% to 44% (scale applied from tax year 2026); residence follows the main home, habitual abode or centre of vital interests, or presence over 183 days. | *2* PR · €300k new home **Non-dom (17 of 20 years)** Details SDC on dividends (5% for residents who are domiciled) and interest (17% for residents who are domiciled) under Law 117(I)/2002 as amended; ordinary income tax on residents continues to apply to worldwide income. |
| **Tax note:** | *1* Golden Visa · €400k property | *2* PR · €300k new home [Tax relief · Non-domiciled residents outside Special Defence Contribution](https://settleanywhere.com/countries/cyprus/tax/) |
| **Official source:** | *1* Golden Visa · €400k property [Ethniko Typografeio](https://migration.gov.gr/en/golden-visa/) | *2* PR · €300k new home [Migration Department, Cyprus](https://www.gov.cy/mip-md/en/documents/companies-investors-permanent-residence-3/immigration-permits-for-investors/) |
| **Checked against official sources:** | *1* Golden Visa · €400k property 12 Oct 2026 | *2* PR · €300k new home 12 Oct 2026 |

≈ USD figures are approximate: daily reference rates from ExchangeRate-API, dated 12 Oct 2026, refreshed when the site is updated.

**Official sources**

### Greece Golden Visa · €400k property

1. [Law 5100/2024, art. 64, replacing art. 100 of the Migration Code (Government Gazette A 49/05.04.2024)](https://ia37rg02wpsa01.blob.core.windows.net/fek/01/2024/20240100049.pdf) · Ethniko Typografeio (Government Gazette) · checked 2026-10-11
2. [Increase of minimum real-estate investment for golden visa (art. 64 Law 5100/2024)](https://stegasi.gov.gr/programs/afxisi-oriou-elachistis-ependysis-se-akinita-gia-apoktisi-golden-visa/) · Ministry of Social Cohesion and Family - Housing Policy Portal · checked 2026-10-10
3. [Golden visa programme (investment in a listed real property)](https://en.mitos.gov.gr/index.php/%CE%94%CE%94:Golden_visa_programme_(investment_in_a_listed_real_property)_%E2%80%93_Initial_issuance) · National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-10
4. [Law 5038/2023, Migration Code (Government Gazette A 81/01.04.2023)](https://ia37rg02wpsa01.blob.core.windows.net/fek/01/2023/20230100081.pdf) · Ethniko Typografeio (Government Gazette) · checked 2026-10-11
5. [Migration Code, art. 100 (real-estate investment permit, type B.5), consolidated text](https://www.taxheaven.gr/law/5038/2023/arthro/100) · Taxheaven legal text repository (consolidated Migration Code, Law 5038/2023) · checked 2026-10-11
6. [Migration Code, art. 95 (duration of investor permits and family members), consolidated text](https://www.taxheaven.gr/law/5038/2023/arthro/95) · Taxheaven legal text repository (consolidated Migration Code, Law 5038/2023) · checked 2026-10-11
7. [Migration Code, art. 89 (rights and obligations of family members: access to dependent employment), consolidated text](https://www.taxheaven.gr/law/5038/2023/arthro/89) · Taxheaven (Law 5038/2023 consolidated text) · checked 2026-10-12
8. [Law 5275/2026, Government Gazette A 17 of 6 February 2026 (amendments to the Migration Code)](https://ia37rg02wpsa01.blob.core.windows.net/fek/01/2026/20260100017.pdf) · National Printing House (Ethniko Typografeio) · checked 2026-10-12
9. [Migration Code, art. 144 (long-term resident status: conditions), consolidated text](https://www.taxheaven.gr/law/5038/2023/arthro/144) · TaxHeaven (consolidated Law 5038/2023) · checked 2026-10-11
10. [Migration Code, art. 143 (long-term resident status: scope), consolidated text](https://www.taxheaven.gr/law/5038/2023/arthro/143) · TaxHeaven (consolidated Law 5038/2023) · checked 2026-10-11
11. [Naturalisation of non-ethnic-Greek aliens (Politografisi Allogenon Allodapon)](https://mitos.gov.gr/index.php/%CE%94%CE%94:%CE%A0%CE%BF%CE%BB%CE%B9%CF%84%CE%BF%CE%B3%CF%81%CE%AC%CF%86%CE%B7%CF%83%CE%B7_%CE%91%CE%BB%CE%BB%CE%BF%CE%B3%CE%B5%CE%BD%CF%8E%CE%BD_%CE%91%CE%BB%CE%BB%CE%BF%CE%B4%CE%B1%CF%80%CF%8E%CE%BD) · Ministry of Interior, National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-11
12. [Permanent golden visa (change of use)](https://en.mitos.gov.gr/index.php/%CE%94%CE%94:Permanent_golden_visa_(change_of_use)_%E2%80%93_Initial_issuance) · National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-10

### Cyprus PR · €300k new home

1. [Immigration Permits for Investors (criteria, 4th revision May 2023)](https://www.gov.cy/mip-md/en/documents/companies-investors-permanent-residence-3/immigration-permits-for-investors/) · Migration Department, Cyprus · checked 2026-10-12
2. [Acquisition of Cypriot citizenship by naturalization due to years of residence (form M127)](https://www.gov.cy/moi/en/documents/acquisition-of-cypriot-citizenship-by-naturalization-due-to-years-of-residence-form-m127/) · Ministry of Interior (Cyprus) · checked 2026-10-12

## More head-to-heads