---
title: "Greece Golden Visa · €400k property vs Malta MPRP · Buy property"
url: https://settleanywhere.com/compare/malta-mprp-purchase-vs-greece-golden-visa-real-estate-400k/
lang: en
updated: 2026-10-12
---

Head to head

# Greece Golden Visa · €400k property vs Malta MPRP · Buy property

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; Malta MPRP · Buy property for an investment of €97k ≈ $108k.
- **First stay** Both give a first stay of 5 yrs.
- **Renewal** Greece Golden Visa · €400k property: renewable. Malta MPRP · Buy property: renewal rules.
- **Citizenship** Greece Golden Visa · €400k property: after 7 years of residence. Malta MPRP · Buy property: conditions.
- **Family** Greece Golden Visa · €400k property: spouse can work.
- **Government fees** The first government fee listed is €2,000 ≈ $2,230 for Greece Golden Visa · €400k property and €60k ≈ $67k for Malta MPRP · Buy property; the table lists every fee.

## Side by side

|   | Greece [Golden Visa · €400k property](https://settleanywhere.com/countries/greece/golden-visa-real-estate-400k/) | Malta [MPRP · Buy property](https://settleanywhere.com/countries/malta/mprp-purchase/) |
| --- | --- | --- |
| **Country:** | *1* Golden Visa · €400k property [Greece](https://settleanywhere.com/countries/greece/) | *2* MPRP · Buy property [Malta](https://settleanywhere.com/countries/malta/) |
| **Type:** | *1* Golden Visa · €400k property Investing | *2* MPRP · Buy property Investing |
| **Money needed:** | *1* Golden Visa · €400k property **Needs an investment of €400k+ ≈ $447k** | *2* MPRP · Buy property **Needs an investment of €97k ≈ $108k** |
| **First stay:** | *1* Golden Visa · €400k property **5 yrs** | *2* MPRP · Buy property **5 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* MPRP · Buy property **Renewal rules** Details The residence card covers five years and a residential property in Malta must be maintained afterwards. [Residency Malta Agency](https://residencymalta.gov.mt/legal-framework-mprp-2/) |
| **Spouse can work:** | *1* Golden Visa · €400k property **Can work** | *2* MPRP · Buy property |
| **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* MPRP · Buy property **€60k ≈ $67k · €37k ≈ $41k · +3 more** Details €60k ≈ $67k Part of the EUR 97,000 (≈ $108,000): non-refundable administration fee for the main applicant, paid as EUR 15,000 (≈ $16,800) within one month of submitting the application and EUR 45,000 (≈ $50,300) within two months of the Letter of Approval in Principle. €37k ≈ $41k Part of the EUR 97,000 (≈ $108,000): government contribution (the programme's investment requirement), paid within eight months of the Letter of Approval in Principle. €2,000 ≈ $2,230 Donation to a local NGO registered with the Commissioner for Voluntary Organisations, paid before the certificate is issued; additional to the EUR 97,000 (≈ $108,000). €500 ≈ $560 Residence card fee per person, covering five years. €7,500 ≈ $8,380 Non-refundable administration fee for each adult dependant, excluding the spouse. |
| **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* MPRP · Buy property |
| **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* MPRP · Buy property **Conditions** Details The programme grants permanent residence only; citizenship is governed by separate legislation. [Residency Malta Agency](https://residencymalta.gov.mt/legal-framework-mprp-2/) |
| **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* MPRP · Buy property |
| **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* MPRP · Buy property **From abroad** Details Applications go through a licensed agent and do not require you to be in Malta. [Residency Malta Agency](https://residencymalta.gov.mt/legal-framework-mprp-2/) |
| **Employer needed:** | *1* Golden Visa · €400k property **No** | *2* MPRP · Buy property **No** |
| **Tax residence test:** | *1* Golden Visa · €400k property **More than 183 days (any 12-month period)** | *2* MPRP · Buy property |
| **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* MPRP · Buy property **Remittance basis (non-dom)** Details For a person who is not ordinarily resident or not domiciled in Malta, income arising outside Malta is taxed only on the amount received in Malta and capital gains arising outside Malta are not taxed; Maltese-source income is taxed normally. |
| **Tax note:** | *1* Golden Visa · €400k property | *2* MPRP · Buy property [Tax relief · Not ordinarily resident or not domiciled](https://settleanywhere.com/countries/malta/tax/) |
| **Official source:** | *1* Golden Visa · €400k property [Ethniko Typografeio](https://migration.gov.gr/en/golden-visa/) | *2* MPRP · Buy property [Residency Malta Agency](https://residencymalta.gov.mt/legal-framework-mprp-2/) |
| **Checked against official sources:** | *1* Golden Visa · €400k property 12 Oct 2026 | *2* MPRP · Buy property First checked 11 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

### Malta MPRP · Buy property

1. [Malta Permanent Residence Programme (MPRP)](https://residencymalta.gov.mt/legal-framework-mprp-2/) · Residency Malta Agency · checked 2026-10-10
2. [Malta Permanent Residence Programme Regulations (S.L. 217.26, as amended by L.N. 310 of 2024 and L.N. 146 of 2025)](https://legislation.mt/eli/sl/217.26/eng/pdf) · Government of Malta, legislation.mt · checked 2026-10-10

## More head-to-heads