---
title: "Greece Golden Visa · €400k property requirements 2026"
url: https://settleanywhere.com/countries/greece/golden-visa-real-estate-400k/
lang: en
updated: 2026-10-12
---

Greece · Investing

# Greece Golden Visa · €400k property

**Investment needed:** €400k+ ≈ $447k

Golden Visa: real estate elsewhere in Greece (type B.5)

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

- **Investment needed:** €400k+ ≈ $447k (An investment of at least EUR 400,000 (≈ $447,000) · Minimum acquisition value, in one single property, in all areas other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants; built property (or property with a building permit) needs at least 120 sq m of main spaces; a co-ownership share must itself be worth EUR 400,000. 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 · €400k property is an investing route for Greece. Applicants need an investment of €400k+ ≈ $447k. You can stay 5 yrs, renewable. Checked 2026-10-12 against the official source.

- **Money needed:** €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; investment €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).

**Invested and held: €400k+ ≈ $447k**

- EUR 400,000 (≈ $447,000) Minimum acquisition value, in one single property, in all areas other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants; built property (or property with a building permit) needs at least 120 sq m of main spaces; a co-ownership share must itself be worth EUR 400,000 (≈ $447,000).

**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 property is in any area other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants.
- Built property, or property with a building permit, has at least 120 sq m of main spaces.
- The applicant has full ownership and possession of the property.
- Ownership may be held through a company seated in Greece or another EU state whose shares the applicant wholly owns.

#### What you must show

- Acquisition value of at least EUR 400,000 (≈ $447,000) in one single property.
- A co-ownership share must itself reach the minimum value.
- The purchase price must be fully paid before the permit application.
- Residence permit fee: EUR 2,000, (≈ $2,230) plus EUR 16 (≈ $18) for the card.

#### Steps

1. Payment is by crossed bank cheque, credit transfer or POS card to the seller's payment account in Greece.

#### After you arrive

- The property may not be let short-term through the sharing economy or sub-let.
- A property bought through a company may not be used as a business seat or branch.
- A breach revokes the permit and carries a EUR 50,000 (≈ $55,900) fine.
- Selling the property during validity ends the permit.

## 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**

Purchase of one property of at least EUR 400,000 (≈ $447,000) with main spaces of at least 120 sq m outside the high-demand zone gives a 5-year renewable residence permit. (sources 1, 2, 3, 4, 5, 6, 7, 8)

#### What you must show and pay

- An investment of at least EUR 400,000 (≈ $447,000) · Minimum acquisition value, in one single property, in all areas other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants; built property (or property with a building permit) needs at least 120 sq m of main spaces; a co-ownership share must itself be worth EUR 400,000 (≈ $447,000). (sources 1, 2)
- A fee of EUR 2,000 (≈ $2,230) · Residence permit fee (EUR 16 (≈ $18) extra for the card). (sources 3, 4)

#### Requirements

- The applicant is a third-country national. (sources 1, 2, 3, 4)
- The property is in any area other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants. (sources 1, 2, 3, 4)
- Built property, or property with a building permit, has at least 120 sq m of main spaces. (sources 1, 2, 3, 4)
- The applicant has full ownership and possession of the property. (source 1)
- Ownership may be held through a company seated in Greece or another EU state whose shares the applicant wholly owns. (source 1)
- Acquisition value of at least EUR 400,000 (≈ $447,000) in one single property. (sources 1, 2, 3, 4)
- A co-ownership share must itself reach the minimum value. (sources 1, 2, 3, 4)
- The purchase price must be fully paid before the permit application. (source 1)
- Residence permit fee: EUR 2,000, (≈ $2,230) plus EUR 16 (≈ $18) for the card. (sources 1, 2, 3, 4)
- Payment is by crossed bank cheque, credit transfer or POS card to the seller's payment account in Greece. (source 1)
- The property may not be let short-term through the sharing economy or sub-let. (source 1)
- A property bought through a company may not be used as a business seat or branch. (source 1)
- A breach revokes the permit and carries a EUR 50,000 (≈ $55,900) fine. (source 1)
- Selling the property during validity ends the permit. (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. [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 · published 2023-04-01
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 · published 2026-02-06
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

## Golden Visa · €400k property and its alternatives

| Route | Money needed | Stay | Work |
| --- | --- | --- | --- |
| Golden Visa · €400k property | Needs an investment of €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 · €400k property?

An investment of at least EUR 400,000 (≈ $447,000). Minimum acquisition value, in one single property, in all areas other than Attica, Thessaloniki, Mykonos, Thira and islands over 3,100 inhabitants; built property (or property with a building permit) needs at least 120 sq m of main spaces; a co-ownership share must itself be worth EUR 400,000 (≈ $447,000). 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 · €400k property?

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

### How long does the Golden Visa · €400k 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 · €400k property?

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

### Can I bring my family on the Golden Visa · €400k 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 · €400k 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 · €400k property lead to permanent residence in Greece?

Time on the Golden Visa · €400k (≈ $447,000) property counts toward permanent residence in Greece, which the rules allow after 5 years of residence. Time on the Golden Visa · €400k (≈ $447,000) property counts toward citizenship, which the rules allow after 7 years of residence.

### How are Golden Visa · €400k property holders taxed in Greece?

No special regime in our records is tied to the Golden Visa · €400k (≈ $447,000) 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/)

## Head to head

≈ 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 12 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. [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

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.