Greece’s residence-by-investment programme, explained from the official rules. We cover investment thresholds by area, the property conditions that apply, processing times, permit statistics and changes to the law, as well as alternatives such as the digital nomad visa and the financially independent person permit. We also compare Greece with Portugal, Spain and Cyprus where official data allows. Every figure is linked to its source, and we flag points that are still unclear. Confirm your own case with an immigration lawyer before you commit to a purchase.
Of six EU investor residence programmes compared, only Greece’s and Malta’s still accept a home purchase. Spain closed in April 2025, Portugal dropped property in 2023, and Hungary has a draft bill to close its scheme from 1 January 2027.
Hungary’s Ministry of Interior published a draft bill on 4 November 2026 that would stop new guest investor visa applications from 1 January 2027 and end permit extensions. It is in consultation, not law.
Greece’s Golden Visa still starts at €250,000 for conversions. Prices rose 5.5%, growth beats the euro area and a 15% transfer tax for non-EU/EEA tax residents, in a bill tabled in Parliament on 3 November 2026 and not yet law, targets 1 July 2027. Five reasons, and the catches.
Greece allows dual citizenship, and so do the US, UK, Canada and Australia. What each country’s passport rules say, the military service and tax residence points, and how to apply.
Turkish investors held 5,403 active Golden Visa permits in September 2026, four times the end-2024 figure, ministry data show. China leads with 13,070, but its share slipped to 47.4%.
Ministry of Migration data show 35,857 active Golden Visa investor permits at the end of September 2026, 418 new initial applications in the month and 6,962 files still pending.
Greek citizenship by descent passes from a Greek parent at birth, but only counts once you are in a municipal register. Consulate steps, apostilles, fees and claims through grandparents.
Greek citizenship comes by descent, birth or schooling in Greece, or naturalisation after 3, 7 or 12 years’ residence. Requirements, the PEGP exam, the €550 fee and what marriage does.
When Greece raised the Golden Visa minimum to €500,000 in parts of the country, demand moved to areas that kept €250,000, a Bank of Greece paper finds. A senior economist also said there is no price bubble.
Greece will revoke Golden Visa permits won through disguised price cuts or kept while the home is sublet short term, the migration minister said on 15 October 2026. It is an announcement; no legal text yet.
Of the Golden Visa files lodged in 2022–2024 and still pending, 93.6% are in Attica, ministry data for August 2026 show. Outside Attica, two-thirds of waiting files date from this year.
Golden Visa renewal applications in January to August 2026 already exceed the 2025 total, ministry data show. The queue for first permits fell by a third this year; the renewal queue did not move.
The week's Greek property news, rule changes and one number that matters. Every Friday, free.
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