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Residency for Tax Purposes
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Residency by Investment
Greece
The Golden Visa — renewable Schengen residency for the whole family through real estate, without relocating.
Threshold
€250,000 (conversions in specific areas only)
Turnkey, family of four
from €287,425
Realistic timeline
4–6 months (permit 2–3 months, cards +5–6 months)
Status
Residence permit, renewed every 5 years while you own the property
Presence requirement
None
Open to RF/RB citizens
Only with a second, non-sanctioned citizenship
Overview
Greece's Golden Visa is one of Europe's most popular residency-by-investment programmes, granting renewable residency to the whole family in exchange for a real-estate investment.
Holders enjoy visa-free travel across the Schengen Area without any obligation to live in Greece. The status does not lead to citizenship on its own — that is a separate route requiring genuine residence. The €250,000 threshold applies only to commercial-to-residential conversions in designated areas; other properties have higher thresholds. Not available directly on a Russian or Belarusian passport.
Key benefits
- Residency for the whole family, incl. parents of both spouses
- Visa-free travel throughout the Schengen Area
- No requirement to physically reside in Greece
- Real estate generates rental income
- Not available directly to RF/RB citizens — only with a second, non-sanctioned passport
Investment options
- Real estate from €250,000 (only commercial-to-residential conversions in designated areas; higher thresholds otherwise)
- Residency covers spouse, children and parents
Questions and answers
How much does the Greek Golden Visa cost in 2026?
As of October 2026, the Greek Golden Visa starts at €250,000, but only for commercial-to-residential conversion properties in specific areas; other property carries higher thresholds. Turnkey for a family of four is from €287,425 including lawyer, notary, 3.03% tax, cadastre, €20,000 residency legal services and the €2,600 government fee.
Can a Russian citizen get the Greek Golden Visa?
Only with a second, non-sanctioned citizenship. As of October 2026, Greece does not accept the application on a Russian or Belarusian passport directly; a Turkish, Vanuatu or São Tomé passport opens it. Cyprus permanent residency is available directly on an RF/RB passport.
Whom does the Greek Golden Visa cover?
As of October 2026, the Greek Golden Visa covers the spouse (including a domestic partner), parents of both the applicant and the spouse, and children under 21, whose residency is kept until 24.
Do I have to live in Greece?
No. As of October 2026, the Greek Golden Visa has no minimum-stay requirement, including for renewal. The card is issued for 5 years and renewed every 5 years for as long as the main applicant owns the property; selling without replacing the object ends the basis for residency.
Does the Greek Golden Visa lead to citizenship?
Not by itself. As of October 2026, the Golden Visa is residency, not citizenship; Greek citizenship is a separate, long route that requires real residence and integration, and a no-relocation status does not lead to a passport on its own.
How long does the Greek Golden Visa take?
As of October 2026, Aftera's realistic benchmark is 4–6 months: residency is granted in about 2–3 months and the physical cards follow in another 5–6 months. There is no published deadline for the state's decision.
Read more
- Greece's Golden Visa from €250,000 in 2026: Schengen residency for the whole family, without relocating
- Greece vs Cyprus in 2026: which EU residency is the better value
- RF/RB passport and visas in 2026: what a second passport or residency solves
- Plan B without emigration: a status that does not require you to relocate
- How long a passport really takes: honest timelines and what stretches them
Last reviewed: October 2026. Figures are indicative starting points; programme terms change — confirm on consultation.