Can you become a permanent resident (or a citizen) in Greece after buying a property? (2026)

Greece offers one of Europe's most accessible property-based residency programs, commonly known as the Greek Golden Visa, which has attracted thousands of non-EU investors since its launch in 2013.

This guide covers everything you need to know about turning a Greek property purchase into residency rights, and eventually, the pathway toward Greek citizenship.

We constantly update this blog post to reflect the latest regulatory changes, investment thresholds, and practical requirements as of early 2026.

And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Greece.

Can buying property help me get permanent residency in Greece?

Does buying a property qualify or at least help for residency in Greece?

As of early 2026, buying qualifying real estate in Greece is the primary pathway to obtaining the Greek Golden Visa, which is an investor residence permit that grants you legal residency rights in the country.

The minimum property investment in Greece depends on location: you need at least €800,000 (approximately $870,000 USD) in high-demand zones like Athens, Thessaloniki, Mykonos, and Santorini, while most other areas of Greece require a minimum of €400,000 (approximately $435,000 USD).

A €250,000 pathway still exists in Greece but is limited to specific conversion or renovation projects, meaning you should treat this lower threshold as an exception requiring extra documentation rather than the standard route.

Beyond the property purchase itself, the most common additional requirement for the Greek Golden Visa is providing proof of valid health insurance coverage and a clean criminal record from your home country.

Property ownership in Greece can also serve as supporting evidence for other visa categories, such as demonstrating financial stability for retirement visas or self-employment permits, even if the property alone does not meet Golden Visa thresholds.

Is there any residency visa directly linked to property ownership in Greece right now?

Yes, Greece currently operates the Golden Visa program, which is a residence permit explicitly designed for non-EU nationals who purchase qualifying real estate in the country.

Buying a primary residence in Greece does qualify for the Golden Visa, and the program does not require you to live in the property yourself, so your main home can serve as your qualifying investment.

Purchasing a rental or investment property in Greece also qualifies for the Golden Visa, as the permit is tied to the investment value rather than how you use the property, though rental regulations may apply depending on property type and location.

What exactly do I get with a property-based residency in Greece?

Is this residency temporary or permanent in Greece right now?

The Greek Golden Visa grants a renewable residence permit rather than immediate permanent residency, meaning you receive temporary status that can be extended as long as you maintain the qualifying investment.

The official name of this property-based residency permit in Greece is the "Permanent Residence Permit for Investors" under the Golden Visa framework, though "permanent" here refers to renewability rather than unconditional settled status.

The key legal distinction in Greece is that temporary residency requires ongoing compliance with investment conditions, while true permanent residency (long-term EU resident status) requires years of actual residence and integration.

The renewable nature of the Greek Golden Visa affects your rights because you must maintain property ownership and valid insurance for each renewal, but you still gain full residence rights, Schengen travel privileges, and the ability to include family members.

How long is the initial residency permit valid in Greece in 2026?

As of early 2026, the Greek Golden Visa residence permit is issued with a five-year validity period, making it one of the longer initial terms among European investor visa programs.

The five-year validity period has remained consistent since the program's major reforms, though investment thresholds and qualifying zones have changed significantly under Law 5100/2024.

The validity period in Greece begins from the date the residence permit card is issued, not from your entry date or application approval, so factor in processing time when planning your timeline.

Greek authorities recommend beginning the renewal process at least two to three months before your permit expires to avoid gaps in your legal residency status.

How many times can I renew residency in Greece?

The Greek Golden Visa can be renewed indefinitely, meaning there is no cap on the number of times you can extend your residence permit as long as you continue meeting the program conditions.

Each renewal period in Greece is also five years, matching the initial permit duration and providing long-term stability for investors who maintain their qualifying property.

Renewal conditions in Greece remain consistent with each successive renewal, so the requirements do not become stricter over time if you continue to hold the property and maintain valid health insurance.

The most common reason renewal applications are rejected in Greece is failure to maintain the original qualifying investment, either because the property was sold or because ownership documentation is incomplete at the time of renewal.

Can I live and work freely with this residency in Greece?

The Greek Golden Visa grants full residence rights in Greece, but working rights are limited, and many investor permit holders are restricted from taking standard employment in the Greek labor market.

This residency typically allows self-employment and business ownership in Greece, but unrestricted employment as a salaried worker may require additional authorization depending on your specific permit category and circumstances.

There are no specific professions formally banned for Golden Visa holders in Greece, but the practical restriction on employment means most permit holders either run their own businesses, work remotely for foreign employers, or do not work in Greece at all.

Whether you need an additional work permit in Greece depends on your planned activity, so consulting with an immigration lawyer before assuming you can take a job offer is strongly recommended.

Can I travel in and out easily with residency in Greece?

Greek Golden Visa holders can travel in and out of Greece freely, and the permit also allows visa-free travel throughout the 27-country Schengen Area for up to 90 days within any 180-day period.

Unlike many residence permits, the Greek Golden Visa has no mandatory minimum stay requirement, so you can spend extended periods outside Greece without losing your residency status.

This Schengen travel benefit is one of the Greek Golden Visa's main attractions, as it provides access to most of Europe without needing separate visas for countries like France, Germany, Spain, or Italy.

When re-entering Greece after traveling abroad, you must carry your valid residence permit card along with your passport, as border officials will check both documents.

Does this residency lead to permanent residency in Greece eventually?

The Greek Golden Visa does not automatically convert to permanent residency or EU long-term resident status, as those pathways require actual physical residence in Greece over an extended period.

To qualify for EU long-term resident status in Greece, you typically need five years of continuous legal residence with substantial physical presence, which most Golden Visa holders who live abroad do not accumulate.

Beyond time, you must also demonstrate integration into Greek society, including language ability and ties to the community, which are assessed separately from simply holding an investor permit.

If you do eventually obtain permanent residency or EU long-term resident status in Greece through the integration pathway, you may no longer need to maintain the original property investment, though this should be confirmed with legal counsel for your specific situation.

What conditions must I keep to maintain residency in Greece?

Do I need to keep the property to keep residency in Greece?

Yes, maintaining ownership of your qualifying property is essential to keeping your Greek Golden Visa residency, as the permit is fundamentally tied to the investment that granted it.

If you sell the property before your permit expires in Greece, you lose the basis for your residence permit and will not be able to renew it unless you acquire a new qualifying investment.

Greece does allow you to replace your original property with another qualifying property without losing residency, provided the new property meets the current investment thresholds for the relevant zone.

During residency renewals, Greek authorities verify ongoing property ownership through land registry records and notarized documentation, so maintaining clear title and up-to-date paperwork is important.

Is there a minimum stay requirement per year in Greece?

The Greek Golden Visa has no minimum stay requirement, meaning you are not obligated to spend any specific number of days per year in Greece to maintain your residence permit.

This zero-day minimum stay policy is not strictly monitored because the permit is designed for investors who may not relocate full-time, making it one of the most flexible residence programs in Europe.

If you do not spend time in Greece, there are no direct penalties for your Golden Visa renewal, but you will not accumulate the physical presence needed for permanent residency or citizenship.

The minimum stay requirement changes dramatically if you pursue permanent residency or citizenship in Greece, as both pathways require substantial physical presence and genuine integration over multiple years.

Can I rent out the property and keep residency in Greece?

Yes, you can generally rent out your Greek Golden Visa property and still maintain your residency, as the permit is tied to ownership rather than personal occupancy of the property.

Greece has been tightening short-term rental regulations, so while long-term rentals are typically straightforward, short-term vacation rentals may face licensing requirements and restrictions depending on location and property type.

Rental income from your Greek property does create tax obligations in Greece, so you will need to register for Greek taxes and declare this income, though this does not affect your residency status itself.

Owners must register rental activity with Greek authorities, particularly for short-term rentals which require a special registration number, so ensuring compliance protects both your rental business and your residency standing.

Can residency be revoked after approval in Greece right now?

Yes, Greek Golden Visa residency can be revoked after approval if you no longer meet the program conditions, such as selling your property, losing insurance coverage, or having serious legal issues.

The official revocation process in Greece involves notification from the Migration Ministry, and cases are typically triggered by compliance failures discovered during renewal applications or through third-party reports.

You do have the right to appeal a revocation decision in Greece through the administrative courts, and legal representation is strongly recommended if you receive a revocation notice.

Greece typically provides a grace period to either rectify the issue or leave the country, though the exact timeframe depends on the reason for revocation and any appeal proceedings you may initiate.

Can real estate investment lead to citizenship in Greece?

Can property investment directly lead to citizenship in Greece?

No, Greece does not offer citizenship-by-investment, so purchasing property, regardless of value, does not directly lead to a Greek passport, and citizenship requires a separate naturalization process based on residence and integration.

A higher property investment amount in Greece does not accelerate the citizenship timeline, as there is no "fast track" for investors, and all naturalization applicants must meet the same residence and integration requirements.

The typical timeline from initial property investment to citizenship eligibility in Greece is at least seven years, as you must first hold residency, then accumulate qualifying physical presence, and finally complete the naturalization application process.

The key difference is that citizenship-by-investment programs (which Greece does not have) grant passports directly for money, while Greek naturalization requires genuine long-term residence, language proficiency, and demonstrated integration into Greek society.

Is citizenship automatic after long-term residency in Greece?

No, Greek citizenship is never automatic, and after meeting long-term residency requirements, you must submit a separate naturalization application that includes exams, documentation, and a government assessment.

Greece typically requires seven years of legal residence before you become eligible to apply for citizenship through naturalization, though some categories of applicants may qualify after shorter periods.

To obtain Greek citizenship, you must pass the PEGP exam (Certificate of Knowledge Adequacy for Naturalization), which tests Greek language proficiency at the B1 level and knowledge of Greek history, culture, and civic institutions.

The typical processing time for citizenship applications in Greece after meeting all eligibility requirements can range from one to three years, depending on administrative backlogs and the complexity of your case.

What are the real requirements to become a citizen in Greece?

Do I need physical presence for citizenship in Greece right now?

Yes, Greek citizenship requires substantial physical presence, and while the government emphasizes integration over a rigid day count, you should plan on genuinely living in Greece for the majority of each year during the qualifying period.

Physical presence in Greece is typically calculated based on your overall integration profile across the residency period, taking into account tax residence, social ties, and continuous presence rather than a single annual threshold.

Greek authorities verify physical presence through entry and exit stamps, tax filings, utility bills, rental contracts, and other evidence of genuine residence when processing citizenship applications.

There are limited exemptions or reductions to physical presence requirements in Greece, primarily for spouses of Greek citizens or individuals with Greek ancestry, but standard naturalization applicants must demonstrate genuine long-term residence.

Can my spouse and kids get citizenship too in Greece in 2026?

As of early 2026, spouses and children can be included in your Greek Golden Visa for residency purposes, but citizenship for each family member requires meeting individual naturalization requirements based on their own residence and integration.

Family members in Greece can apply for citizenship alongside or after the main applicant, but each person's application is assessed independently based on their own qualifying residence period and exam results.

Minor children can typically be included as dependents in Greek citizenship applications, with the maximum age varying based on circumstances, and children often have streamlined requirements if a parent has already naturalized.

Spouses of Greek citizens face different requirements and may qualify for citizenship after three years of marriage and residence in Greece, compared to seven years for standard naturalization, but this only applies after the main applicant has become a citizen.

What are the most common reasons citizenship is denied in Greece?

The most common reason Greek citizenship applications are denied is insufficient proof of integration, particularly failing or not completing the PEGP language and knowledge certification exam.

Two other frequently cited reasons for citizenship denial in Greece are weak evidence of genuine physical residence (holding a permit but rarely living in the country) and legal or compliance issues including criminal records, documentation problems, or credibility concerns.

Applicants who are denied Greek citizenship can reapply, though they typically must wait at least one year and address the specific deficiencies cited in the rejection before submitting a new application.

The single most effective step to avoid citizenship denial in Greece is to genuinely live in the country, learn Greek, and prepare thoroughly for the PEGP exam, as the government is looking for real integration rather than just paperwork.

Important warning for foreign buyers: border region restrictions in Greece

Greece is generally open to foreign property buyers, but purchases in designated border or frontier areas require special permits, particularly for non-EU nationals.

These restricted zones in Greece include parts of Northern Greece near the borders with Turkey, Albania, and North Macedonia, as well as some Eastern Aegean and Dodecanese islands.

If you are targeting property in regions like Thrace, parts of Macedonia, or certain islands near Turkey, you should verify whether additional Ministry of Defense or local authority approval is required before making an offer.

This border region restriction can add weeks or months to your purchase timeline and, in some cases, applications may be denied, so working with a local lawyer familiar with these rules is essential for non-EU buyers interested in these areas.