No minimum-stay requirement
Greek Golden Visa holders are not required to spend any minimum days in Greece to maintain residency. Among the lightest day-count rules of any EU residency program.
← 🇬🇷 Greece
Greece Golden Visa
EU residency at €250K with no minimum-stay requirement to maintain status. Multiple investment routes including property, funds, and bonds. Pairs naturally with Greece's €100K non-dom or 7% pensioner tax regimes, fifteen years each.
- Investment from
- €250K
- Processing
- 2 to 4 months
- Naturalization
- 7 years
- Presence required
- None
Greece Golden Visa: The basics
What it is
Greece's Golden Visa is one of Europe's longest-running residency-by-investment programs. You commit qualifying capital through one of six routes: €250K into a restored or converted property anywhere in Greece, €250K into a qualifying innovative startup, €350K into an approved investment fund, €400K into standard residential property in non-prime zones, €500K into Greek government bonds or company shares, or €800K into standard residential property anywhere in Greece including the prime zones (Athens, Thessaloniki, Mykonos, Santorini). You apply through Greek immigration, attend a single biometric appointment in Greece, and receive an EU residency card that's renewable every five years with no minimum-stay obligation. Citizenship becomes available after seven years of legal residency.
Who it’s for
- Investors with €250K+ in capital deployable into qualifying Greek property
- High-net-worth movers wanting EU mobility with the €100K non-dom tax regime
- Retirees wanting EU residency paired with Greece's 7% flat-tax pensioner regime
- Families wanting Schengen mobility with no minimum-stay obligation
- Patient planners with a seven-year horizon to a Greek (and EU) passport
Why it’s beneficial
Greece is the rare EU residency program with no minimum-stay requirement to maintain status. The Golden Visa pairs naturally with Greece's two new-resident tax regimes: the €100K-per-year non-dom flat tax on foreign-source income (for high-net-worth movers) and the 7% flat tax on all foreign-source income including pensions (for retirees). Both regimes run for fifteen years. Combined with full Schengen mobility from day one and a seven-year naturalization clock, the structural fit is among the strongest in the EU.
Key benefits
The outcomes the Golden Visa actually delivers, beyond the headline numbers. The six that matter most to our clients.
7% pensioner tax regime
Foreign retirees who shift tax residency to Greece pay a flat 7% rate on all foreign-source income, including pensions, dividends, interest, capital gains, and rents. The regime runs for fifteen years.
€100K non-dom flat-tax regime
High-net-worth new tax residents can elect a flat €100K-per-year substitute tax on all foreign-source income, dividends, and capital gains, for up to fifteen years. Family members join at €20K per year.
Two-to-four-month processing
Among the fastest residency-by-investment programs in the EU. Most clean files close inside three months from submission to residency card in hand.
Family on one application
Spouse or registered partner, dependent children, and dependent parents qualify on the principal application. Each family member receives the same residency rights and the same seven-year clock.
Schengen mobility from day one
Greek residency unlocks the Schengen Area immediately. Athens has direct service to most European capitals and the geographic position at the eastern edge of the EU opens Middle East and North Africa connectivity that western European bases cannot match.
Investment options
6 routes into the same residency. Each fits a different financial picture.
Most popular
Restored or Converted Property
€250,000
Acquire qualifying restored or converted Greek residential or commercial property at €250K+ anywhere in Greece, including prime zones (Athens, Thessaloniki, Mykonos, Santorini). The property must qualify as a restoration of a listed building or conversion from non-residential use; standard new-build or resale residential property does not count at this tier.
Innovative Startup Investment
€250,000
Investment in a qualifying Greek innovative startup at €250K+. The startup must be registered with the Hellenic Capital Market Commission and meet innovation criteria. Equity-based, with returns tied to startup performance.
Approved Investment Fund
€350,000
Subscription to a Greek investment fund regulated by the Hellenic Capital Market Commission. Fund is professionally managed; the applicant does not select individual assets. Recoverable at fund maturity, typically 8-10 years.
Residential Property (Non-Prime Zones)
€400,000
Acquire qualifying Greek residential property at €400K+ outside the designated prime zones. Covers most of mainland Greece, the Peloponnese, Crete, and the lesser-known islands. Property must be properly titled and registered. Recoverable on resale.
Government Bonds or Company Shares
€500,000
Investment in Greek government bonds or shares of a Greek-listed company. A clean pure-capital play with strong recoverability and liquidity.
Residential Property (Any Zone)
€800,000
Acquire qualifying Greek residential property at €800K+ anywhere in Greece, including the designated prime zones (Athens, Thessaloniki, Mykonos, Santorini). The cleanest standard residential property route with no zone restriction.
Choosing the right route is half the work. We model the comparison against your portfolio in the Consult.
Get my BlueprintHow the process works
Contact us
Reach out and tell us about your situation. From there, you'll either book a 60-minute Freedom Consult (if you're weighing options across countries) or get started on this route directly (if you already know it's the right fit).
Engagement and document gathering
We coordinate the document pack: FBI background check (apostilled), birth and marriage certificates, US tax returns, source-of-funds documentation, health insurance, and the Greek-counsel power of attorney.
Investment commitment and proof
Complete the qualifying investment through the relevant authority (Greek Land Registry for property, Hellenic Capital Market Commission for funds, Bank of Greece for bonds). Investment must clear before the residency application is filed.
Application submission
Our Greek counsel files the residency application with the Greek Decentralized Administration. Filing is done through your legal representative under your power of attorney.
Biometric appointment in Greece
Each applicant attends a single biometric appointment in Greece. The visit is typically two to four days. AIMA-equivalent processing in Greece is materially faster than Portugal's current backlog.
Residency card issuance
Greek residency cards are issued within two to four months of submission. The cards are valid for five years and renewable indefinitely, with no minimum-stay requirement between renewals.
Maintain compliance
Maintain the qualifying investment. Optionally shift tax residency to Greece to access the 7% pensioner or €100K non-dom regimes. Petition for citizenship at year seven with B1-level Greek and a civics interview.
Processing
Temporary residency
Permanent residency
Citizenship
2-4 months
Years 1-5
Years 5-7
Year 7+
Greece Golden Visa versus the alternatives
How this program stacks against the closest credible options for the same visitor. We don’t earn more if you choose one over another.
| Dimension | Greece Golden Visa | Greece FIP VisaLearn more | Portugal Golden VisaLearn more |
|---|---|---|---|
| Minimum financial bar | €250K property or startup | €3,500/mo passive income | €250K capital outlay |
| Processing | 2-4 months | 2-3 months | 12-24 months |
| Presence required | None | 183+ days / year | 7-14 days / year |
| Time to citizenship | 7 years | 7 years | 10 years |
| Pensioner tax regime | 7% flat (15 years) | 7% flat (15 years) | Standard (NHR ended 2024) |
| Non-dom tax regime | €100K/yr (15 years) | €100K/yr (15 years) | Standard |
| Family inclusion | Spouse, children, parents | Spouse, children, parents | Spouse, children, parents |
The Greek Golden Visa is the no-day-count investor option. The Greek FIP fits clients living in Greece full-time on foreign income. Portugal's Golden Visa is the EU-mobility benchmark but with a longer naturalization clock. We don't earn more if you pick one over another.
Want a Greece briefing covering everything on this page plus the comparison framework we use internally?
Why clients work with us
Three reasons families pick Freedom Files over the do-it-yourself path or a single-jurisdiction agent.
First-hand experience
We know the Greek Decentralized Administration and the Hellenic Capital Market Commission from active engagements. The Greek Golden Visa looks straightforward until the property-zoning rules around prime-zone thresholds surface.
Honest recommendations
About a third of Greece inquiries end with our recommendation against engagement. We tell you when Portugal, Cyprus, or Spain fits cleaner.
Pro counsel from the start
Every engagement runs with US-licensed counsel from the first call. The 7% pensioner regime and the €100K non-dom regime have specific US tax-treaty interactions; we plan before residency triggers.
How do the six investment routes differ?
How do the six investment routes differ?
Property at €250K applies only to restored or converted properties (listed-building restorations or non-residential conversions) and can be located anywhere in Greece. Standard residential property at €400K applies outside the designated prime zones (most of Greece outside Athens, Thessaloniki, Mykonos, Santorini), and standard residential property anywhere in Greece including those prime zones requires €800K. Innovative-startup investment at €250K and approved-fund investment at €350K are cleaner pure-capital plays. Government bonds or Greek-company shares require €500K. All six routes deliver the same residency status; we map clients to the route that fits their portfolio.
What is the 7% pensioner tax regime?
What is the 7% pensioner tax regime?
Foreign retirees who transfer tax residency to Greece can elect a flat 7% rate on all foreign-source income, including pensions, dividends, interest, capital gains, and rents. The regime runs for fifteen years. Eligibility requires the applicant to be the recipient of a qualifying foreign pension and not to have been a Greek tax resident in five of the previous six years. Unlike Italy's southern 7% regime, the Greek version applies nationwide.
What is the €100K non-dom regime?
What is the €100K non-dom regime?
Greece offers new tax residents who have not been Greek tax residents for seven of the previous eight years the option to elect a flat €100K-per-year substitute tax on all foreign-source income, dividends, and capital gains, for up to fifteen years. Each qualifying family member can join at €20K per year. The election runs in parallel with any residency route.
Do I have to learn Greek?
Do I have to learn Greek?
Daily life in Athens, Thessaloniki, and the tourist islands runs comfortably in English in most professional and service contexts. The naturalization application requires a B1-level Greek-language assessment, which most clients build through immersion plus formal tutoring during the seven-year residency window.
What about US taxes once I become a Greek tax resident?
What about US taxes once I become a Greek tax resident?
The US taxes citizens on worldwide income regardless of residency. Greece taxes residents on worldwide income at progressive rates topping at 44% outside the €100K non-dom or 7% pensioner regimes. The US-Greece tax treaty mechanics, properly structured, prevent double taxation in most cases. The interaction is technical; we coordinate with US-licensed counsel.
What is the total cost beyond the €250K investment?
What is the total cost beyond the €250K investment?
Plan on €5-8K in government and administrative fees (application, residency card, family-member fees), €10-15K in Greek legal fees through our partner counsel, €2-3K in translation and apostille costs, and (for property purchases) 3-7% in property transfer tax and notary fees. Total non-investment cash outlay typically lands in the €20-30K range.
Will I have to give up my US citizenship?
Will I have to give up my US citizenship?
No. The United States and Greece both permit dual citizenship. You can hold both passports indefinitely if you complete the naturalization process at year seven.
Read & watch on Greece
Deeper coverage of Greece from the Freedom Files library - long-form articles and short video deep-dives.
Articles
Oct 8, 20265 min readGreece Wants 10% of Your Crypto Gains While Italy Takes 33%
Greece plans a 10% crypto tax, under a third of Italy's 33%. We think it beats most of Europe, and a 7% regime for new residents can beat it.
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Oct 5, 202614 min readUS Tax Treaties in Europe for Americans in 2026: How France, Spain, Italy, Greece, and Portugal Tax Your Pension, Social Security, and Portfolio
Americans who move to Europe don't pay full tax twice. A double tax treaty and the foreign tax credit decide who taxes your pension, Social Security, and portfolio. Here's how the US treaties with Portugal, Greece, Italy, Spain, and France work, why France is the most generous, and the residency routes into each.
- Tax
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Oct 2, 20264 min readGreece Quintuples Buyer Tax to 15% on Golden Visa Property Purchases
Greece plans to raise its transfer tax on non-EU home buyers from 3% to 15% in July 2027. We think it punishes investors and adds no housing.
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Sep 29, 202611 min readGolden Visas for Same-Sex Couples in 2026: 7 LGBT-Friendly Residency Programs That Take Both Partners on One Application
Most citizenship-by-investment programs make a married gay couple apply and pay twice. These 7 residency routes, from the Greek and Portuguese golden visas to Thailand's LTR and Malta's permanent residence, put both partners on one application with one investment. Here's what each costs and how each treats your relationship.
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Sep 14, 202612 min readEuropean Golden Visas by Real Estate in 2026: The 5 Remaining Property Routes in Cyprus, Serbia, Montenegro, Greece, and Malta
With Portugal's property route closed since 2023 and Spain's golden visa gone entirely, only 5 European residency programs remain where buying real estate earns the permit: Cyprus at €300,000, Serbia with no minimum at all, Montenegro at €150,000 ahead of possible EU accession, Greece from €250,000, and Malta's permanent residence program. Here is what each costs, what the fine print says, and the tax regimes that reward relocating.
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Sep 4, 202614 min readGreece Residency in 2026: Golden Visa vs FIP Visa vs Digital Nomad Visa, Plus the 7% Flat Tax Explained
Greece offers 3 residency routes in 2026: A Golden Visa from €250,000 with zero days of required presence, the FIP visa for financially independent retirees on €3,500 a month, and a Digital Nomad Visa, all leading to EU citizenship at year 7. Here is how each works, who qualifies, and the 3 special tax regimes, including the 7% flat tax on foreign pensions, that make Greece surprisingly tax friendly.
- Residency
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Videos
31 min5 Best US Tax Treaties in Europe for Americans in 2026: How France, Spain, Italy, Greece, and Portugal Tax Your Pension and Social Security
Europe doesn't have to be the tax trap most Americans think it is. As a US citizen living in most European countries, you avoid double taxation thanks to a bilateral tax treaty between that country and the United States. In this video, James from the Freedom Files covers how tax treaties and the foreign tax credit save you money, how 5 popular destinations treat your pension, IRA, 401(k), Social Security, and investment income when you move there, and how to get residency in Portugal, Greece, Italy, Spain, and France.
- Tax
- Residency
- Europe
22 minTop 7 Golden Visas and Residency Programs for LGBT Couples in 2026: Same-Sex Partners on One Application
Gay couples aren't welcome in most residency and citizenship programs worldwide. But the 7 residency programs covered in this video offer open arms to LGBT investors. Instead of having to double your investment and file two applications for some programs, these allow you to invest and apply together.
- Residency
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18 min5 European Real Estate Golden Visas I'd Buy in 2026: Cyprus, Serbia, Montenegro, Greece, and Malta
Investors ask us often how to invest in tangible assets in Europe and get residency or even citizenship, and with Portugal's property route closed since 2023 and Spain's program gone entirely, only a few real estate-based European golden visas remain. This breakdown covers all 5: Cyprus permanent residency at €300,000, Serbia's no-minimum property permit, Montenegro's €150,000 EU-accession play, the Greece Golden Visa from €250,000, and Malta's permanent residence program from a €14,000-a-year lease, plus the non-dom and flat-tax benefits that come with relocating to the region.
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25 minHow to Get Greece Residency in 2026: Golden Visa, FIP Visa, Digital Nomad Visa, and the 7% Flat Tax
High-quality-of-life Greece offers 3 residency routes in 2026, a Golden Visa from €250,000 with zero days of required presence, the FIP visa for retirees on €3,500 a month of passive income, and a Digital Nomad Visa, and all three lead to EU citizenship at year 7. This breakdown covers what makes Greece unique, how to qualify for each residency, which fits your goals, and the 3 special tax regimes, the €100,000 non-dom lump sum, the 50% employment exemption, and the 7% flat tax on foreign pensions for 15 years, that may make your relocation even more viable.
- Residency
- Citizenship
- Tax
- Europe
- Greece
Ready to talk?
Two paths in. If the Golden Visa is clearly the right program for your family, start with the Blueprint and qualified applicants receive a Freedom Consult invitation inside the report. If you’re weighing this against other programs, the Blueprint routes you to the right conversation faster.
The consult is free for qualified applicants while we onboard our first cohort.