The Greece Golden Visa Program offers a 5-year renewable residence permit through qualifying real estate investment. At Homea, we provide compliant properties and expert guidance to navigate the process safely and transparently.
Greece Golden Visa Program Benefits
5-year residence permit
renewable as long as the property remains in your ownership.
Visa-free travel
across all Schengen Zone countries.
Family coverage
spouse, children up to 21, and both sets of parents.
No obligation to live in Greece
– perfect for global investors.
Solid real estate investment
in a growing property market with long-term value.
Why choose the Golden Visa with Homea?
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Personalized Support:
From property selection to legal paperwork and residence permit renewal.
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Qualifying properties:
Residential units, conversions, and listed buildings that meet Golden Visa requirements.
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Expert Network:
Experienced lawyers, engineers, and tax advisors for a smooth application.
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Property Management:
Maximizing your investment returns.
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Safe & Transparent Process:
Full legal, tax, and technical handling to prevent delays.
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Comprehensive Solutions:
Renovations, conversions, and restorations for eligible Golden Visa properties.
Property Management by Homea
We help you beyond the purchase. We offer complete property management services to maximize your investment:
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Long-term rental management for steady income.
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Maintenance and technical support to keep your property in excellent condition.
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Utility, expenses, and tax management handled with professionalism and transparency.
With Homea, your Golden Visa investment is not only the key to European residency but also
a secure, profitable, and hassle-free real estate investment in Greece.
a secure, profitable, and hassle-free real estate investment in Greece.
Investment requirements today (Law & 2023–2024 regulations)
€ 250k
Special cases: conversion of commercial/industrial properties or restoration of listed buildings, completed before application.
€ 400k
Single property (min. 120 m²) in other regions of Greece.
€ 800k
Single residential property (min. 120 m²) in Athens, Thessaloniki, Mykonos, Santorini, or islands with 3,100+ residents.
Key considerations
- The property must be a single property to qualify. Multiple smaller purchases cannot be combined to reach the threshold.
- For high-demand areas, the 120 m² minimum refers to habitable main premises with a building permit, or properties already built/authorized.
- Short-term rentals (e.g., Airbnb) or use as offices/commercial space are not allowed for Golden Visa properties. Violations may result in fines and potential revocation of the residence permit.
Start Your Greece Golden Visa Journey with Homea
Book a Consultation
Share your goals and preferences.
Explore Options
Residential, conversions, or listed/renovation properties.
Tailored Portfolio
Handpicked properties matching your investment strategy.
Seamless Process
Clear, transparent guidance from start to finish.
Costs & Taxes for Greece Golden Visa 2026
1. Governmental & Application Fees
- ✔️ Main Applicant: €2,000
- ✔️ Each Adult Dependent: €150
- ✔️ Children Under 18: Exempt
- ✔️ Residence Permit Card Printing: €16 per person
2. Property Purchase-Related Taxes & Fees
- ✔️ Real Estate Transfer Tax: 3% of the taxable property value. For new builds, VAT at 24% may apply instead
- ✔️ Notary Fees: ~1.5% of the property's value, plus 24% VAT
- ✔️ Land Registry Fees: 0.75%–0.9% of the property's value
- ✔️ Legal/Due Diligence Fees: 1.5%–2% of the property's value, plus 24% VAT
- ✔️ Real Estate Agent's Commission: 2%–4% of the property's value, sometimes split with the seller
- ✔️ Health Insurance: Mandatory private health insurance for non-residents (cost varies by age and coverage)
Greece Golden Visa 2026 Guide
A clear, practical guide to applying for the Greece Golden Visa in 2025 — steps, timing, required documents, expected costs, limits on use, renewal rules and the path to Greek citizenship. Homea can coordinate all steps with our legal partners to simplify the process.
1. Step-by-step process (who does what, expected timelines & authorities)
2. Documents required — Main applicant & dependents
3. Restrictions — what you cannot do with a Golden-Visa qualifying property
Quick checklist (what Homea does for you)
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Property Eligibility
Verify property eligibility for Golden Visa before you buy.
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Coordination
Coordinate notary, bank transfers and title registration.
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Document Preparation
Prepare and apostille/translate every document; file the application and manage biometrics appointment.
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Property Management
Offer full property management (long-term rental, maintenance, bills & tax handling) so your investment is managed and compliant.
Frequently Asked Questions (FAQs)
What is the Golden Visa in Greece?
What is the required investment?
Which properties qualify?
Can I include my family?
Do I need to live in Greece to maintain the Golden Visa?
Are there exceptions to investment limits?
What additional costs or restrictions exist besides the property price?
How long does the process take to issue the residence permit?
Is it possible to see a 3D design of my Golden Visa apartment before furnishing?
Why should I furnish my Golden Visa property in Athens or Piraeus before renting it out?
How does professional furnishing increase the value of a Golden Visa apartment in Athens?
Can furnishing my investment property help me attract high-quality tenants or buyers?
What budget should I expect for furnishing a luxury Greek Golden Visa property in Greece?
Can I choose a furnishing package that matches my investment goals?
How can Homea help maximize my return on investment through furnishing and property management?
Can Homea furnish my Greek Golden Visa apartment and manage it for me while I am abroad?
What is the cost of furnishing a Golden Visa property in Athens or Piraeus?
How much more rental income can I earn from a fully furnished apartment in Greece from my Greek Golden Visa property?
Disclaimer
The information on this page is for general informational purposes and does not constitute legal, tax, immigration, or investment advice. Homea makes no guarantees regarding the accuracy, completeness, or suitability of this information. Property investments may qualify for the Greece Golden Visa, but approval depends on individual circumstances and Greek law. Buyers are encouraged to consult with their own legal or financial advisors before making any property purchase.