---
title: "Greece Golden Visa · Heir of property 2026: from €400k needed"
url: https://settleanywhere.com/countries/greece/golden-visa-inherited-property/
lang: en
updated: 2026-10-12
---

Greece · Investing

# Greece Golden Visa · Heir of property

**Assets needed:** from €400k ≈ $447k

Golden Visa: adult heir of Greek property (type B.5, art. 100(1)(e))

Checked against official sources on 12 Oct 2026 [Change log](https://settleanywhere.com/changes/)

- **Assets needed:** from €400k ≈ $447k (Assets of at least EUR 800,000 (≈ $894,000) · Minimum objective value of the property acquired by succession or parental gift in Attica, the Thessaloniki, Mykonos and Thira regional units and islands over 3,100 inhabitants. Assets of at least EUR 400,000 (≈ $447,000) · Minimum objective value of the property acquired by succession or parental gift in all other areas. A fee of EUR 2,000 (≈ $2,230) · Residence permit fee (EUR 16 extra for the card).)
- **First stay:** 5 yrs (Permit valid 5 years and renewable for equal periods while the property is held.)
- **Who can apply:** Most passports (Third-country nationals (citizens of non-EU states).)
- **Spouse work:** Can work (Spouse or partner under a cohabitation pact, unmarried common children under 21, the investor's or spouse's custody children under 21, the spouses' direct ascendants and adult children without legal capacity who live with and are supported by the investor can obtain family permits that expire with the investor permit; children turning 21 get an independent 3-year permit. Your spouse or partner may work in Greece without a separate permit.)

## Key facts

Golden Visa · Heir of property is an investing route for Greece. Applicants need assets from €400k ≈ $447k. You can stay 5 yrs, renewable. Checked 2026-10-12 against the official source.

- **Money needed:** from €400k ≈ $447k
- **Government fees:** €2,000 ≈ $2,230
- **Processing:** 2 months
- **First stay:** 5 yrs

## Cost, time and long term

To apply: government fee €2,000 ≈ $2,230; assets to show from €400k ≈ $447k; decision: 2 months. No lawyer or agent fee is included.

**Government fees: €2,000 ≈ $2,230**

- EUR 2,000 (≈ $2,230) Residence permit fee (EUR 16 (≈ $18) extra for the card).

**Shown, not spent: €800k+ ≈ $894k · €400k+ ≈ $447k**

- EUR 800,000 (≈ $894,000) Minimum objective value of the property acquired by succession or parental gift in Attica, the Thessaloniki, Mykonos and Thira regional units and islands over 3,100 inhabitants.
- EUR 400,000 (≈ $447,000) Minimum objective value of the property acquired by succession or parental gift in all other areas.

**Renewal: Renewable**

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)

**Permanent residence: After 5 years of residence**

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)

**Citizenship: After 7 years of residence**

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)

**Processing: 2 months**

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)

**Where to apply: Abroad or in-country**

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)

**Presence rules: Absence limits**

Absences from Greece are not an obstacle to renewing an investor permit.

[Taxheaven legal text repository](https://www.taxheaven.gr/law/5038/2023/arthro/95)

## Why this route may not fit

Check this before you apply.

- Not open to EU, EEA or Swiss passports

### What you'll need

#### Who can apply

- The applicant is a third-country national.
- The applicant is an adult who acquired full ownership and possession of Greek real estate as heir (intestate or by will) or through a parental gift.

#### What you must show

- Objective property value of at least EUR 800,000 (≈ $894,000) in Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants.
- Objective property value of at least EUR 400,000 (≈ $447,000) in all other areas.
- Residence permit fee: EUR 2,000, (≈ $2,230) plus EUR 16 (≈ $18) for the card.

#### After you arrive

- The conditions on short-term letting, business use and sale during validity are the same as for purchased property.

## What happens at day 183

How Greece decides tax residence and treats foreign-source income, from its tax records.

- **Stay on this route:** **5 years at first, renewable**
- **Tax residence:** - **More than 183 days in any 12-month period** Presence in Greece for more than 183 days in total makes a person tax resident from the first day of presence.
- **Foreign-source income:** 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.

[All tax rules for Greece](https://settleanywhere.com/countries/greece/tax/) Tax records checked 12 Oct 2026

**Full official text**

An adult who acquires full ownership of Greek real estate by intestate succession, will or parental gift can obtain the 5-year investor permit if the property reaches the regional threshold. (sources 1, 2, 3, 4, 5, 6, 7)

#### What you must show and pay

- Assets of at least EUR 800,000 (≈ $894,000) · Minimum objective value of the property acquired by succession or parental gift in Attica, the Thessaloniki, Mykonos and Thira regional units and islands over 3,100 inhabitants. (source 1)
- Assets of at least EUR 400,000 (≈ $447,000) · Minimum objective value of the property acquired by succession or parental gift in all other areas. (source 1)
- A fee of EUR 2,000 (≈ $2,230) · Residence permit fee (EUR 16 (≈ $18) extra for the card). (sources 3, 2)

#### Requirements

- The applicant is a third-country national. (sources 1, 2, 3)
- The applicant is an adult who acquired full ownership and possession of Greek real estate as heir (intestate or by will) or through a parental gift. (source 1)
- Objective property value of at least EUR 800,000 (≈ $894,000) in Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants. (sources 1, 3, 2)
- Objective property value of at least EUR 400,000 (≈ $447,000) in all other areas. (sources 1, 3, 2)
- Residence permit fee: EUR 2,000, (≈ $2,230) plus EUR 16 (≈ $18) for the card. (sources 1, 3, 2)
- The conditions on short-term letting, business use and sale during validity are the same as for purchased property. (source 1)

#### Stay

- Permit valid 5 years and renewable for equal periods while the property is held.
- Initial permitted stay: 60 months.
- Renewable, subject to the conditions in force at renewal.

#### Nationality

Third-country nationals (citizens of non-EU states). Not open to: Austria, Belgium, Bulgaria, Switzerland, Cyprus, Czechia, Germany, Denmark, Estonia, Spain, Finland, France, Greece, Croatia, Hungary, Ireland, Iceland, Italy, Liechtenstein, Lithuania, Luxembourg, Latvia, Malta, Netherlands, Norway, Poland, Portugal, Romania, Sweden, Slovenia, Slovakia.

#### Work

The investor permit gives no right of access to any form of employment.

#### Family

Spouse or partner under a cohabitation pact, unmarried common children under 21, the investor's or spouse's custody children under 21, the spouses' direct ascendants and adult children without legal capacity who live with and are supported by the investor can obtain family permits that expire with the investor permit; children turning 21 get an independent 3-year permit. Your spouse or partner may work in Greece without a separate permit.

Checked 2026-10-12

## Official sources

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 · published 2024-04-05
2. [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 · published 2023-04-01
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. [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
5. [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 · published 2026-02-06
6. [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
7. [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
8. [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
9. [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
10. [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
11. [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

## Golden Visa · Heir of property and its alternatives

| Route | Money needed | Stay | Work |
| --- | --- | --- | --- |
| Golden Visa · Heir of property | Needs assets from €400k ≈ $447k | 5 yr, renewable | – |
| [Golden Visa · €350k mutual fund](https://settleanywhere.com/countries/greece/fin-mutual-fund/) | Needs an investment of €350k+ ≈ $391k | 5 yr, renewable | – |
| [Golden Visa · €350k alt. fund](https://settleanywhere.com/countries/greece/fin-alternative-fund/) | Needs an investment of €350k+ ≈ $391k | 5 yr, renewable | – |
| [Golden Visa · €500k REIC](https://settleanywhere.com/countries/greece/fin-reic/) | Needs an investment of €500k+ ≈ $559k | 5 yr, renewable | – |
| [Golden Visa · €500k VC fund](https://settleanywhere.com/countries/greece/fin-venture-fund/) | Needs an investment of €500k+ ≈ $559k | 5 yr, renewable | – |

## Questions people ask

### How much money do I need for the Golden Visa · Heir of property?

Assets of at least EUR 800,000 (≈ $894,000). Minimum objective value of the property acquired by succession or parental gift in Attica, the Thessaloniki, Mykonos and Thira regional units and islands over 3,100 inhabitants. Assets of at least EUR 400,000 (≈ $447,000). Minimum objective value of the property acquired by succession or parental gift in all other areas. A fee of EUR 2,000 (≈ $2,230). Residence permit fee (EUR 16 (≈ $18) extra for the card).

### How long can I stay on the Golden Visa · Heir of property?

Permit valid 5 years and renewable for equal periods while the property is held.

### How long does the Golden Visa · Heir of property take to process?

The permit is issued within 2 months of the complete file reaching the issuing authority (Art.

### Can I work on the Golden Visa · Heir of property?

The investor permit gives no right of access to any form of employment.

### Can I bring my family on the Golden Visa · Heir of property?

Spouse or partner under a cohabitation pact, unmarried common children under 21, the investor's or spouse's custody children under 21, the spouses' direct ascendants and adult children without legal capacity who live with and are supported by the investor can obtain family permits that expire with the investor permit; children turning 21 get an independent 3-year permit.

### Who can apply for the Golden Visa · Heir of property?

Third-country nationals (citizens of non-EU states). Not open to: Austria, Belgium, Bulgaria, Switzerland, Cyprus, Czechia, Germany, Denmark, Estonia, Spain, Finland, France, Greece, Croatia, Hungary, Ireland, Iceland, Italy, Liechtenstein, Lithuania, Luxembourg, Latvia, Malta, Netherlands, Norway, Poland, Portugal, Romania, Sweden, Slovenia, Slovakia.

### Does the Golden Visa · Heir of property lead to permanent residence in Greece?

Time on the Golden Visa · Heir of property counts toward permanent residence in Greece, which the rules allow after 5 years of residence. Time on the Golden Visa · Heir of property counts toward citizenship, which the rules allow after 7 years of residence.

### How are Golden Visa · Heir of property holders taxed in Greece?

No special regime in our records is tied to the Golden Visa · Heir of property. The standard rules apply: 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.

## More in Greece

[Working Holiday · Australia](https://settleanywhere.com/countries/greece/working-holiday-australia/) [Working Holiday · Canada](https://settleanywhere.com/countries/greece/working-holiday-canada/) [Digital nomad visa](https://settleanywhere.com/countries/greece/digital-nomad-visa-i8/) [Golden Visa · €500k gov bonds](https://settleanywhere.com/countries/greece/fin-govbonds/) [Golden Visa · €500k company](https://settleanywhere.com/countries/greece/fin-capital-contribution/) [Golden Visa · €500k deposit](https://settleanywhere.com/countries/greece/fin-term-deposit/) [Golden Visa · €800k stocks](https://settleanywhere.com/countries/greece/fin-listed-securities/) [Golden Visa · €250k conversion](https://settleanywhere.com/countries/greece/golden-visa-change-of-use/)

## Investment visas elsewhere

[🇵🇹 Golden Visa · €250k arts](https://settleanywhere.com/countries/portugal/ari-arts-250k/) [🇬🇪 D5 · Property over $150k](https://settleanywhere.com/countries/georgia/d5-real-estate-residence/) [🇮🇹 Investor Visa · €1M donation](https://settleanywhere.com/countries/italy/investor-philanthropy-1m/) [🇫🇷 Talent · €300k investment](https://settleanywhere.com/countries/france/talent-economic-investment/) [🇨🇾 PR · €300k fund units](https://settleanywhere.com/countries/cyprus/invest-fund-units/) [🇦🇱 Strategic investor residence](https://settleanywhere.com/countries/albania/strategic-investor-permanent/)

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

## How this was checked

**Checked on 2026-10-12 against 11 official sources.** Status: verified against the official sources.

Every figure on this page comes from the official source it links to. The record was researched against these sources, then reviewed separately, with special attention to effective dates and amendments. Where a source does not state something, the page leaves it out.

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. [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
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. [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
5. [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
6. [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
7. [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
8. [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
9. [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
10. [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
11. [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

Tracked since 2026-10-10. Rule changes and corrections are listed on the [changes page](https://settleanywhere.com/changes/), and the [methodology page](https://settleanywhere.com/methodology/) explains how facts are checked. Found something out of date? Email [contact@stayglobe.app](mailto:contact@stayglobe.app?subject=Correction) with a link to the official source.