Greek Golden Visa Snapshot 2026 — Quick Read
The Greek Golden Visa, governed by Law 4251/2014 (the Greek Immigration Code) and the consolidated Greek Migration Code, is a 5-year renewable EU residence permit available to non-EU nationals who make a qualifying investment. The 2024 reform introduced tiered real estate thresholds — €250K / €500K / €800K based on location and asset type — alongside the long-standing €500K business investment, €400K Greek government bonds, and shares-in-Greek-companies routes. Permit covers the investor, spouse, children under 21, and dependent parents on both sides. Zero minimum-stay, full Schengen access, and after 7 years of residence (Law 3284/2004) holders can apply for Greek — and hence EU — citizenship. Layered on top: the 7% pension flat tax (Art. 5B, Law 4172/2013), the €100K lump-sum non-dom (Art. 5A), and the 50% repatriation exemption (Art. 5C). With Portugal having abolished its original NHR in 2024, Greece is now the most competitive EU jurisdiction for investor-entrepreneur relocation.
1. Greek Golden Visa Overview — What You Get for €250K–€800K
The Greek Golden Visa is a residence permit by investment — not citizenship. Created in 2013 under Law 4146/2013, consolidated and significantly expanded by Law 4251/2014 (the Greek Immigration Code) and the 2024 reform, it is one of the most-used EU residency-by-investment programs by transaction volume. As of 2026, over 12,000 main applicants and 28,000+ family members have been admitted, with cumulative investment exceeding €3.2 billion.
The headline differentiators that make Greece stand out from Portugal, Spain, Malta and Italy:
- Zero minimum-stay requirement. Holders can spend zero days per year in Greece and still renew the permit. Compare to Portugal's old D7 (avg 6 months) or Spain's NLV (183 days).
- Family inclusion is free. One investment covers the principal, spouse/partner, children under 21, and dependent parents on both sides — no additional capital required.
- Full Schengen access. 90 days in any 180 across 29 countries, including Bulgaria and Romania (fully integrated since 2024-2026).
- 5-year permits, indefinitely renewable. Provided the qualifying asset is maintained.
- Path to EU citizenship in 7 years under Law 3284/2004 — with B1 Greek language and integration evidence.
- Stackable tax regimes. Art. 5A (€100K lump-sum non-dom), Art. 5B (7% pension flat tax), Art. 5C (50% professional repatriation exemption).
What the Permit Does NOT Grant
Three common misconceptions to clear up early:
- It is not a work permit for salaried employment. Holders cannot accept an ordinary salaried role in Greece. They can, however, serve as directors, shareholders and legal representatives of a Greek company and draw director fees or dividends.
- It does not grant automatic tax residency. Holding the permit is independent of becoming a Greek tax resident. Tax residency requires 183+ days of physical presence or center-of-vital-interests in Greece.
- It is not citizenship. It is a residence permit. Citizenship is a separate process (Law 3284/2004, 7-year track).
2. Real Estate Routes — €250K / €500K / €800K Tiers by Area
Real estate is by far the most-used route — historically about 90% of all Greek Golden Visa investments. The 2024 reform replaced the previous flat €250K minimum with a three-tier system, fully phased in by 2026.
Single-Property Rule and Minimum Sizes
The 2024 reform added two important constraints that apply to all real estate tiers:
- Single-property rule. The investment must be made in a single property. The previous practice of stacking two or three smaller properties to reach the threshold is no longer accepted at the €500K and €800K tiers.
- Minimum surface of 120 m² for residential property. Aimed at filtering out micro-apartments and ensuring the program supports genuine residential use.
- Short-term rental restriction. Properties acquired under the Golden Visa cannot be used for Airbnb-style short-term rentals. Long-term residential leasing or owner occupation only — enforced via the AADE short-term rental registry.
| Location | Threshold | Notes |
|---|---|---|
| Athens (all districts) | €800,000 | Includes Glyfada, Kifisia, Maroussi, etc. |
| Thessaloniki city centre | €800,000 | Municipality of Thessaloniki proper |
| Mykonos | €800,000 | Cyclades — high tourism pressure |
| Santorini | €800,000 | Cyclades — high tourism pressure |
| Greater Attica (non-Athens) | €500,000 | e.g. Lavrio, Markopoulo |
| Crete (Heraklion, Chania) | €500,000 | Year-round tourism + relocation hub |
| Islands >3,100 residents | €500,000 | e.g. Rhodes, Corfu, Paros |
| Mainland (rest of Greece) | €500,000 | Peloponnese, Epirus, Thessaly |
| Commercial → Residential conversion | €250,000 | Anywhere in Greece |
| Listed historic building restoration | €250,000 | Anywhere in Greece |
The €250K hack still works. Investors who want to enter at the lowest tier are increasingly buying commercial spaces (offices, retail units) and converting them to residential use, or restoring listed historic neoclassical buildings in Athens, Piraeus, Patras and Thessaloniki. Total cost (purchase + restoration/conversion) must reach €250,000 — but assets in this category are typically priced well below the €500K/€800K residential floor. Zunapro can pair the deal with a licensed architect, civil engineer and notary in 14 days. See our Greek real estate & setup track →
3. The 2024 Reform — Why Athens Now Costs €800K
Between 2014 and 2023 Greece operated a flat €250,000 real estate floor — the lowest in the EU. The result: roughly 90% of permits went to property purchases concentrated in central Athens, particularly the Greek-Asian buyer corridor focused on neighbourhoods like Kallithea, Neos Kosmos and Agios Dimitrios. By 2023 this had triggered noticeable rent inflation in Athens (avg rent +35% in 4 years) and political pressure to cool the market.
The 2024 reform, fully in force in 2026, restructured the program with five objectives:
- Reduce pressure on Athens housing by raising the threshold to €800K in the capital and pushing demand to the regions.
- Divert investment to under-performing regions via a €500K mid-tier covering the mainland and most islands.
- Preserve heritage by maintaining a €250K threshold for restoration of listed buildings.
- Block Airbnb-driven distortions by prohibiting short-term rentals on Golden Visa properties.
- Increase quality of investment with single-property and 120 m² minimum rules.
Transitional Provisions for Pre-Reform Contracts
Investors who paid a deposit on a property before the reform's effective date were allowed a grace period to complete the purchase under the old €250K rules — most of these had to be closed by August 31, 2024 with the deed signed by December 31, 2024. As of 2026, those windows have closed; all new applications fall under the tiered system.
4. Business Investment Route — €500,000 in a Greek Company
For entrepreneurs and operating investors, the capital injection / business investment route remains the most flexible — and the most aligned with Zunapro's company-formation track. Under Article 16 of Law 4251/2014, a non-EU national can obtain a Greek Golden Visa by:
- Investing €500,000 or more in an existing or newly incorporated Greek company (capital injection, share subscription, or capital increase).
- Acquiring shares of €500,000+ value in a Greek company.
- Establishing a Greek company that creates 10 or more permanent jobs for Greek or EU citizens (in this scenario the €500K cap softens to a "strategic investment" evaluation).
The IKE (Private Capital Company) — the Default Vehicle
For the business route, the optimal corporate vehicle is the IKE — Ιδιωτική Κεφαλαιουχική Εταιρεία (Private Capital Company), introduced by Law 4072/2012. Key features:
- Minimum capital: €1. Only the €500K Golden Visa threshold matters — it can be paid in as share premium or shareholder loan converted to equity.
- Single-shareholder allowed. The non-EU investor can hold 100%.
- Limited liability — analogous to a German GmbH or a UK Ltd.
- Corporate tax: 22% flat (2026 rate, Art. 58 Law 4172/2013).
- Dividend tax: 5% withholding (Art. 64 Law 4172/2013) — one of the lowest in the EU.
- Incorporation in 1–3 business days via the GEMI one-stop service.
The AE (Anonymous Société Anonyme) — Larger Operations
For investors planning multi-shareholder structures, capital raises, or future listing on the Athens Exchange, the AE (Ανώνυμη Εταιρεία) remains the appropriate form: minimum capital €25,000, mandatory board of directors, audited accounts above thresholds, but the same 22% corporate tax and 5% dividend withholding.
Set up an IKE alongside your Golden Visa
Zunapro handles end-to-end Greek company formation — IKE or AE — paired with AFM registration, AADE myTAXISnet activation, and Golden Visa application. One workflow, one panel, 5–7 business days.
5. Government Bonds Route — €400,000 Lowest Liquid Threshold
Investors who prefer a liquid, passive instrument rather than property or operating businesses can qualify through Greek government bonds. Under Law 4251/2014 as amended, the qualifying thresholds are:
| Instrument | Minimum | Hold Period | Notes |
|---|---|---|---|
| Greek government bonds (HDAT-listed) | €400,000 | 3 years | Held with a Greek credit institution |
| Shares in Greek-listed companies (ATHEX) | €800,000 | 3 years | Equity in Athens Exchange listings |
| Mutual fund units (Greek UCITS) | €350,000 | 3 years | Fund with min €1M AUM |
| Alternative Investment Fund (AIF) units | €350,000 | 3 years | Greek-domiciled AIF |
| Corporate bonds (Greek-listed) | €800,000 | 3 years | Listed on ATHEX or HDAT |
| Term deposit (Greek bank) | €500,000 | 12 months minimum | Renewable; from a single Greek credit institution |
Why the Bond Route Is Underused — and Why That Is Changing
Historically over 90% of applicants chose real estate, leaving the bond/financial routes dramatically underused. Three factors are changing the calculus in 2026:
- Real estate thresholds rose. €400K liquid bonds are now meaningfully cheaper than €500K–€800K property.
- Greek 10-year yields normalised. After the credit-rating recovery to investment grade (2023), Greek government bonds offer ~3.5–4% yields with manageable risk.
- No maintenance hassle. No rental management, no property tax (ENFIA), no Airbnb prohibition concerns.
6. Family Inclusion — Spouse, Children, Parents in One Application
One of the most generous features of the Greek Golden Visa is its broad family-inclusion scope, again at zero additional investment. Under Article 20 of Law 4251/2014, the following family members are included on the same investment:
- Spouse — including registered partners under the Civil Partnership Act (Law 4356/2015), recognising same-sex partnerships since 2015.
- Unmarried children under 21 — natural, adopted, or stepchildren.
- Dependent parents of both the investor AND the spouse — financial dependence demonstrated by sworn declaration plus bank statements.
What Happens When Children Turn 21?
Children who turn 21 while the parent holds the Golden Visa do not lose their right of residence. They convert automatically to an independent 3-year residence permit, renewable for further 3-year terms. Crucially, the years on the parent's permit count toward the 7-year citizenship clock — making the Greek Golden Visa one of the most powerful generational tools in the EU.
Documents for Family Inclusion
- Marriage certificate (apostilled per the 1961 Hague Convention, translated to Greek).
- Birth certificates for each child (apostilled, translated).
- Proof of dependence for parents — bank statements showing regular transfers, sworn declaration of financial dependence.
- Criminal record certificate for each family member aged 18+.
- Private health insurance covering each family member in Greece.
- Biometric data submitted at the Migration Office for each member.
7. Path to EU Citizenship — 7 Years to a Greek Passport
The Greek Golden Visa is a residence permit. Citizenship — and therefore EU citizenship — is a separate process governed by Law 3284/2004 (Greek Citizenship Code). The naturalisation clock for foreign investors:
- 7 years of legal continuous residence in Greece (Article 5, Law 3284/2004). The clock starts the day the first residence permit is issued — the blue receipt counts.
- Greek language proficiency at B1 level — examined via the official "Greek Language Certificate" administered by the Centre for the Greek Language (Aristotle University) or the Panhellenic Examinations.
- Knowledge of Greek history, culture, geography and political institutions — written and oral examination, or interview before the Naturalisation Committee.
- Proof of integration — tax filings (E1 forms via AADE), social-security contributions, school enrolment for children, community participation.
- Clean criminal record — both Greek and country of origin.
The "Real Residence" Question
While the Golden Visa itself requires zero days of stay, the citizenship application requires actual residence. The Naturalisation Committee will scrutinise: utility bills, lease/ownership of a real home, children's school records, Greek-language progression, doctor visits in Greece. Investors who intend to use the 7-year track to a Greek passport should plan to spend at least 183 days per year in Greece from year 3 onward.
What Greek Citizenship Unlocks
- Full EU citizenship — right to live, work and study in any of the 27 EU member states without permits.
- Greek passport — visa-free or visa-on-arrival access to 188+ countries (Henley index 2026), including the USA via ESTA, Japan, Singapore, the UK and the rest of the Schengen zone.
- Dual citizenship allowed — Greece permits dual nationality; you do not have to renounce your original citizenship (unless your home country requires it).
- Transmittable to descendants — Greek citizenship passes by descent (jus sanguinis) under Law 3284/2004.
8. Tax: The 7% Pension Flat-Tax Regime for Foreign Retirees
Introduced in 2020 and codified as Article 5B of Law 4172/2013 (Greek Income Tax Code), the 7% pension flat-tax regime is one of the most attractive retiree-relocation tools in the EU — and a perfect pairing with the Golden Visa.
How It Works
- Eligibility: foreign nationals (including returning Greeks) who transfer their tax residency to Greece, on condition they were not Greek tax residents in 5 of the previous 6 years, AND their country of origin has a tax treaty or administrative-cooperation agreement with Greece. As of 2026 this covers all EU/EEA, UK, USA, Canada, Australia, the Gulf states, China and most of Latin America.
- Tax rate: 7% flat on ALL foreign-source income — pensions, dividends, rental income, capital gains, royalties, interest — without further differentiation.
- Duration: 15 consecutive tax years.
- No remittance basis trickery: the 7% is on worldwide foreign income whether or not it is brought into Greece. The simplicity is the point.
- Filing: annual return through AADE myTAXISnet using the standard E1 form plus the special schedule for Art. 5B taxpayers.
Practical Example
A German pensioner with a €60,000/year German state pension + €25,000/year dividends from a German portfolio, moves tax residency to Crete. Under standard Greek rates, total tax would be roughly €23,000/year. Under Art. 5B: €85,000 × 7% = €5,950/year. Saving: ~€17,000 per year × 15 years = €255,000+ over the regime lifetime — well exceeding the cost of the €500K Crete property.
9. Tax Incentives Under Law 4172/2013 — Art. 5A & 5C Alternatives
Beyond the 7% pension regime, the Greek Income Tax Code offers two further special tax regimes — both stackable conceptually with the Golden Visa, both highly competitive in 2026.
Article 5A — The €100,000 Lump-Sum Non-Dom Regime
Aimed at high-net-worth individuals, Article 5A of Law 4172/2013 introduced (2019) a UK-style non-dom regime:
- Pay €100,000 flat per year and ALL your foreign-source income is fully covered — no Greek tax on foreign dividends, capital gains, interest, royalties, business income.
- Plus €20,000 per family member opted in (spouse, children).
- Duration: 15 consecutive tax years.
- Eligibility: not Greek tax resident in 7 of the previous 8 years, AND a qualifying investment in Greece of €500,000 within 3 years (real estate, business, securities — the Golden Visa investment counts).
- Greek-source income remains taxed under standard rules (e.g. rental income from your Greek property).
This is the natural fit for ultra-high-net-worth investors with €1M+ annual foreign income — the €100K flat tax is dramatically cheaper than progressive rates on multi-millions.
Article 5C — The 50% Repatriation / Digital Nomad Exemption
Introduced in 2020 and refined since, Article 5C is targeted at working professionals and digital nomads relocating to Greece:
- 50% income tax exemption on Greek-source employment OR self-employment income, for 7 consecutive tax years.
- 50% exemption also extends to the special solidarity contribution.
- Eligibility: not Greek tax resident in 5 of the previous 6 years; commits to remain in Greece for at least 2 years; takes up new employment or self-employment in Greece.
- Filing: via AADE within the calendar year of relocation.
Ideal for remote engineers, consultants, marketing professionals and start-up founders who can re-domicile their working activity to Greece while keeping international clients.
| Regime | Best For | Headline | Duration | Greek Investment Required? |
|---|---|---|---|---|
| Art. 5A (Lump-sum non-dom) | HNWI with foreign income | €100K flat / year worldwide | 15 years | €500K (Golden Visa counts) |
| Art. 5B (Pension flat tax) | Foreign retirees | 7% on all foreign income | 15 years | No |
| Art. 5C (Repatriation exemption) | Working professionals / digital nomads | 50% income tax exemption | 7 years | No (but employment / SE required) |
10. NHR Greece vs Portugal NHR — Side-by-Side 2026
The single biggest shift in the European relocation map between 2023 and 2026 was Portugal's abolition of the original NHR regime in January 2024. Portugal replaced it with a much narrower successor regime — IFICI (Incentivo Fiscal à Investigação Científica e Inovação) — limited to scientific researchers, university lecturers and "highly-qualified professions" in eligible companies. Most prospective HNWI and retirees who would historically have headed to Lisbon now arrive in Greece.
| Feature | Greece (2026) | Portugal (2026) |
|---|---|---|
| Pension flat tax | 7% × 15 years (Art. 5B) | No equivalent (old 10% NHR pension tax abolished Jan 2024) |
| Non-dom lump sum | €100K × 15 years (Art. 5A) | Not available |
| Professional exemption | 50% × 7 years (Art. 5C) | IFICI: 20% rate × 10 years, but only for science/research/eligible tech roles |
| Golden Visa real estate | €250K–€800K tiers, active | Real estate route ABOLISHED Oct 2023 |
| Golden Visa via funds | €350K AIF, €400K bonds | €500K qualifying funds (only path left) |
| Citizenship timeline | 7 years | 5 years (still faster) |
| Language requirement | Greek B1 | Portuguese A2 |
| Minimum stay (GV holders) | 0 days | 7 days/year (avg) |
| Schengen access | Yes — 90/180 | Yes — 90/180 |
So Which One Wins in 2026?
- If you are a foreign retiree with pension + investment income: Greece wins decisively. The 7% Art. 5B regime has no Portuguese equivalent.
- If you are HNWI with large foreign passive income: Greece wins. The €100K Art. 5A lump-sum + €500K Golden Visa qualifies you for both residency and tax efficiency in one shot.
- If you are a scientific researcher or specific tech role employed by an IFICI-eligible Portuguese company: Portugal still slightly cheaper (20% vs 50% exemption math). Niche.
- If you want the fastest citizenship: Portugal at 5 years still beats Greece at 7. But Greece is closing the gap by streamlining the language/integration assessment.
Greek Golden Visa + IKE + AADE registration — one workflow
From AFM registration, Greek bank account opening, notarial property deed, to Golden Visa application and AADE Art. 5A/5B/5C opt-in — Zunapro orchestrates the full Greek setup for entrepreneurs, investors and retirees. One panel, one timeline, transparent fees.
Start Your Greek Setup →Legal Framework Reference — Citations You Will See in Filings
For investors and advisors who want the exact statutory anchors, the table below maps every claim in this guide to the underlying Greek legislation. All citations are stable as of June 2026; any future amendments will be reflected in Zunapro panel updates.
| Topic | Law / Article | Authority |
|---|---|---|
| Golden Visa core framework | Law 4251/2014 (Greek Immigration Code), Art. 16–20 | Ministry of Migration and Asylum |
| Real estate tiers (2024 reform) | Amendments to Law 4251/2014 + Greek Migration Code | Decentralised Administration |
| Business investment / strategic | Law 4251/2014 Art. 16; Law 4146/2013 | Ministry of Development |
| Family inclusion scope | Law 4251/2014 Art. 20 | Ministry of Migration |
| Citizenship by naturalisation | Law 3284/2004 Art. 5 | Ministry of Interior |
| Pension flat 7% tax | Law 4172/2013 Art. 5B (added 2020) | AADE |
| Lump-sum non-dom €100K | Law 4172/2013 Art. 5A (added 2019) | AADE |
| 50% repatriation exemption | Law 4172/2013 Art. 5C (added 2020) | AADE |
| Corporate tax 22% / Dividend WHT 5% | Law 4172/2013 Art. 58 & 64 | AADE |
| IKE (Private Capital Company) | Law 4072/2012 | GEMI / Ministry of Development |
| Civil partnership (incl. same-sex) | Law 4356/2015 | Ministry of Justice |
How Zunapro Orchestrates Your Greek Setup
Zunapro is the operational layer on top of the Greek bureaucracy. We do not replace a notary, a lawyer or an accountant — we coordinate them, expose their progress in one dashboard, and remove the time-zone, language and document-chasing friction that turns a 3-month relocation into a 12-month one. For Golden Visa + company setup, here is what runs inside the panel:
Real Estate Route Module
Property search via partner agencies in Athens, Thessaloniki, Crete, Mykonos, Santorini; notarial deed scheduling; ENFIA property tax registration; conversion/restoration project management for the €250K tier.
Business Investment + IKE Formation
End-to-end IKE setup: name reservation, articles of association, GEMI registration, AFM, AADE myTAXISnet activation, share-capital injection routing for the €500K Golden Visa threshold.
Government Bond / Securities Route
HDAT-listed Greek government bond purchase via a partner Greek credit institution; 3-year custody confirmation; documentation pack for the Migration Office. €400K threshold.
ATHEX Shares & AIF Units
€800K Athens Exchange equity investments and €350K Greek AIF units, with 3-year hold compliance monitoring and quarterly statements pushed to the Golden Visa file.
Greek Bank Account & AFM
AFM (Greek tax ID) issuance via AADE; remote bank-account opening with Eurobank, Alpha Bank, Piraeus Bank or National Bank of Greece; IBAN GR ready for property deed and tax filings.
Tax Regime Opt-In (Art. 5A / 5B / 5C)
AADE application drafting and submission for the chosen regime, eligibility check against the 5-of-6 / 7-of-8 year residence rules, and annual E1 filings under the special schedule.
Step-by-Step Timeline — From Decision to Card
A realistic timeline for a Greek Golden Visa via the €800K Athens real estate route, paired with an IKE for business operations and Art. 5A opt-in for tax:
- Week 1–2 — Pre-arrival prep. Power of Attorney to local Greek lawyer; criminal record certificates apostilled and translated; financial source-of-funds dossier; passport scans.
- Week 2–3 — AFM (Greek tax ID). Issued via AADE either remotely (through POA) or on a short visit. Required for every subsequent step.
- Week 3–4 — Greek bank account. Eurobank / Alpha / Piraeus / NBG — remote KYC supported for most EU-passport and tax-treaty-country applicants.
- Week 4–10 — Property search and reservation. Short-list, due diligence (urban planning certificate, energy performance certificate, encumbrances), preliminary contract with 10% deposit.
- Week 10–14 — Notarial deed (συμβόλαιο). Final notarial deed signed; transfer tax (3.09% standard rate) paid; deed registered with the cadastre.
- Week 14–16 — Residence permit application. Filed at the Decentralised Administration with full document pack; biometric appointment booked.
- Week 16–20 — "Blue receipt" (βεβαίωση κατάθεσης) issued. Legally equivalent to the residence permit for all purposes; can travel Schengen.
- Month 5–8 — Biometric card issued. Physical card collected from Decentralised Administration.
- Parallel track — IKE formation via GEMI (5–7 business days) once AFM is live; Art. 5A application filed with AADE in the calendar year of relocation.
Frequently Asked Questions
What is the minimum investment for the Greek Golden Visa in 2026?
As of the 2024 reform fully in force in 2026, the Greek Golden Visa real estate threshold ranges from €250,000 to €800,000 depending on location. The €250,000 floor survives only for the conversion of commercial property into residential use, or for the restoration of listed buildings. Athens, Thessaloniki, Mykonos and Santorini require €800,000 for residential real estate. Other Attica and high-demand regions require €500,000. The business investment route is €500,000 and the government bonds route is €400,000.
Can I include my family in the Greek Golden Visa application?
Yes. The Greek Golden Visa under Law 4251/2014 covers the principal investor, their spouse or registered partner, children under 21, and dependent parents of both the investor and the spouse. Children retain residency even after turning 21 by switching to an independent 3-year permit. There is no additional investment per family member — one investment covers the entire family.
How long does it take to get a Greek Golden Visa?
The full process typically takes 4 to 8 months from purchase of the investment asset to issuance of the biometric residence permit card. AFM and bank account: 1–3 weeks. Investment and notarial deed: 4–8 weeks. Residence permit application with biometrics: 1–2 months for the blue receipt (legally equivalent to the permit during processing). Final card issuance: 4–6 months.
Does the Greek Golden Visa require physical residency in Greece?
No. The Greek Golden Visa has zero minimum-stay requirement. Holders can spend zero days per year in Greece and still maintain the residence permit, provided they keep the qualifying investment. This is one of the most flexible programs in the EU. However, to apply for Greek citizenship after 7 years, candidates must show actual ties to Greece — physical residence, language proficiency, tax filings.
Can Greek Golden Visa holders travel freely in the Schengen Area?
Yes. The Greek residence permit grants visa-free travel within the entire Schengen Area for up to 90 days in any 180-day period — all 29 Schengen states (27 EU + Switzerland + Iceland + Norway + Liechtenstein, as of 2026 with Bulgaria and Romania fully integrated). The permit also waives Schengen visa requirements for entry to Greece itself.
What is the 7% flat tax regime for foreign retirees in Greece?
Under Article 5B of Law 4172/2013 (introduced 2020), foreign pensioners who transfer their tax residency to Greece pay a flat 7% tax on all foreign-source income — pensions, dividends, rental income, capital gains — for 15 consecutive tax years. Eligibility requires: applicant must not have been a Greek tax resident in 5 of the previous 6 years, and the country of origin must have a tax treaty or administrative cooperation agreement with Greece. Filings via AADE myTAXISnet.
How does the Greek Golden Visa lead to EU citizenship?
Greek citizenship by naturalisation requires 7 years of legal residence (Article 5, Law 3284/2004), Greek language proficiency at B1 level, knowledge of Greek history and culture (Panhellenic Examinations or interview), and demonstrated integration. Greek citizenship grants full EU citizenship — work, study and live in any of the 27 EU member states without restriction — and a Greek passport with visa-free access to 188+ countries.
What is the difference between Greek NHR and Portuguese NHR?
Portugal abolished its original NHR regime in January 2024, replacing it with the much narrower IFICI for highly qualified workers only. Greece, by contrast, maintains and expanded three parallel regimes through 2026: the 7% pension flat tax (Art. 5B), the €100,000 annual lump-sum tax for HNWI (Art. 5A) — covering all foreign income with one fixed payment — and the 50% income tax exemption for repatriating professionals (Art. 5C). Greece is now the more competitive jurisdiction for new arrivals.
Can a Golden Visa investor run a business in Greece?
Yes, with one caveat. The Golden Visa permits employment as a director or shareholder of a Greek company, but it does NOT permit ordinary salaried employment in Greece. To run a business, investors typically incorporate an IKE (Private Capital Company — minimum capital €1) or AE, become the legal representative, and draw director's fees or dividends. Both are taxable in Greece under standard rules. Zunapro handles end-to-end IKE incorporation in 5–7 business days.
What documents are required for the Greek Golden Visa application?
Core documents include: valid passport (6+ months validity), proof of investment (notarial property deed, share purchase agreement, or bond certificate), private health insurance covering Greece, criminal record certificate from country of residence (apostilled and translated), birth and marriage certificates for family inclusion (apostilled), proof of accommodation, biometric data submitted at the Migration Office. All foreign documents must be apostilled per the 1961 Hague Convention and officially translated into Greek.
Are there annual fees or renewal requirements for the Greek Golden Visa?
The initial permit is valid for 5 years, renewable indefinitely for 5-year terms as long as the qualifying investment is maintained. Government fees: €2,000 initial application per main investor (€150 per family member), €16 for the biometric card. Renewal costs are similar. The investor must file an annual Greek tax return (E1 form via AADE) even if non-resident — this is the most-missed obligation. There is no minimum-stay requirement during renewal.
Can I sell the property and keep my Golden Visa?
Only if you simultaneously buy a replacement qualifying asset of equal or greater value, with no gap in ownership. The Greek Golden Visa is a continuous-investment program — the moment the qualifying asset is divested without replacement, the residence permit is revoked at the next renewal. The buyer of the property may also qualify for their own Golden Visa using the same asset, which keeps prime Athens properties highly liquid. Always coordinate sale and reinvestment through a Greek notary and immigration lawyer in parallel.
How does Greece tax foreign-source income for Golden Visa holders?
Crucially, simply holding a Greek Golden Visa does NOT make you a Greek tax resident. Tax residency triggers only when you spend 183+ days per year in Greece OR have your centre of vital interests there. As a non-resident Golden Visa holder, you are taxed in Greece only on Greek-source income (e.g. rental income from the qualifying property, 15%–45% progressive). To opt INTO Greek tax residency under Art. 5A (€100K lump-sum), Art. 5B (7% flat), or Art. 5C (50% exemption), you file a specific application with AADE.
Does buying property through a company qualify for the Golden Visa?
Yes, with conditions. The qualifying property may be acquired through a Greek or EU legal entity in which the investor holds 100% of the shares (the investor must be the sole beneficial owner). The total property value must still meet the relevant €250K/€500K/€800K tier. This route is commonly used for asset protection and inheritance planning but adds corporate compliance overhead (annual accounts, GEMI filings).
What is AFM and why do I need one before anything else?
AFM (Αριθμός Φορολογικού Μητρώου) is the Greek Tax Identification Number issued by AADE (Independent Authority for Public Revenue). Every individual and entity interacting with Greek banks, real estate, utilities, courts or notaries needs an AFM. It is the first procedural step — without an AFM you cannot open a bank account, sign a notarial deed, or file an Art. 5A/5B/5C application. Issuance is free; can be done remotely via Power of Attorney.
Ready to start your Greek Golden Visa journey?
From €250K conversion projects to €800K Athens addresses, from €400K bond portfolios to €500K IKE capital injections — Zunapro picks the right route, prepares the dossier, runs AFM & AADE in parallel, and coordinates with notaries, banks and the Decentralised Administration.
Conclusion — Why Greece Wins in 2026
The combination of flexibility (zero-day rule, family inclusion), competitive thresholds (€250K still available for conversions, €400K for bonds), unique tax regimes (Art. 5A/5B/5C still live and stackable with the Golden Visa investment), and a clear 7-year path to EU citizenship makes Greece the most rational choice for investor-entrepreneur relocation into the European Union in 2026 — particularly now that Portugal has scrapped its original NHR regime and removed real estate from its Golden Visa.
The 2024 reform was not a closure of the Greek program — it was a recalibration that pushes investors toward genuine economic contribution rather than speculation. For serious investors, entrepreneurs incorporating an IKE, retirees pairing property with Art. 5B, and HNWI combining €500K Golden Visa investment with Art. 5A — the Greek Golden Visa in 2026 is structurally cheaper, legally cleaner and operationally more flexible than any alternative in the EU.
Zunapro is the single panel where the property search, the IKE formation, the AFM & AADE filings, the bank account, the notarial deed, the residence permit application and the Art. 5A/5B/5C opt-in all live together. Start with the route diagnostic — we will tell you within 24 hours which threshold and tax regime maximise your relocation value.
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Serviço relacionado: Constituição Empresa