How to Get Greece Permanent Residency by Investment in 2026

There are two types of residence permits that allow non-EU citizens to reside in Greece permanently: permanent residence and long-term residence. In everyday speech, people often use the term permanent residence to define both permits.

Permanent residence, as the name implies, is a permanent status, even though, formally, it has to be renewed. This option is available to family members of Greek citizens and investors who have been holding a Golden Visa for at least 5 years.

Long-term residence can be obtained by citizens of non-EU countries legally residing in Greece for at least 5 years.

Formally, the long-term residence is valid for 5 years. However, it’s automatically renewable: the permit holder has to fill in a simple application and provide the expiring permit to get a new one.

1. Visa-free travel through Europe. Residents of Greece don’t need a visa to travel to other EU states. They can stay in other countries of the Schengen Area for up to 90 days within any 180-day period. Plus, they are allowed to travel visa-free to Cyprus.

2. Right to live in Greece indefinitely . Permanent residence permits can be renewed without time limits. It allows non-EU citizens to reside in Greece long-term, provided they continue to meet the permit’s original conditions.

3. Access to local education. Any resident of Greece and their children can take advantage of the universities and schools in Greek cities, as well as other public educational facilities.

4. Access to local healthcare . As it is with schools, residents of Greece can also freely use local hospitals and clinics if needed.

5. Opportunity to open an account in a local bank . Anyone who resides in Greece can have an account in a local bank. It might be useful for entrepreneurs who work with international partners and make transactions in euros or those who want to deposit money in a trustable bank under beneficial conditions.

6. Ability to work in Greece. Anyone who holds the Greek PR card has the right to work for local companies.

7. Prospect of becoming an EU citizen . Permanent residents who have been staying within the country for the required time and can prove that they have strong ties with the country’s culture can apply for citizenship by naturalisation.

The required time of physical residence depends on the grounds on which the permanent residence was given. For example, those who got a residence permit by investment can become citizens after 7 years of living in Greece.

Permanent residents don’t get the right to vote in Greece, pass their status by inheritance, access to the national social welfare system, and reside in other EU countries. These are available only to citizens of Greece.

The Golden Visa programme has been operating in Greece since 2014. It offers foreigners 5-year renewable residency if they are willing to invest at least €250,000 in the Greek economy.

After 5 years with a Greece Golden Visa, the investor may apply for EU long-term resident status if they meet the residence requirements. This status is required before applying for Greek citizenship, which requires another 2 years of habitual residence in Greece.

Statistics

As of March 2026, Greece had 87,356 active Golden Visa residence permits. This figure includes both investors and their family members, as well as first-time permits and renewals.

Chinese nationals made up the largest group by a wide margin. Other major applicant nationalities included Lebanon, Türkiye, the UK, the US, Iran, Israel, and Egypt.

Requirements for the investor

Any non-EU citizen over 18 can apply for the Greece Golden Visa if they have a legal source of income and no criminal record. The applicant must also make a qualifying investment in Greece and obtain health insurance.

Golden Visas for family members

Along with the investor, the Golden Visa is available to: 

• their spouse or registered partner;
• unmarried children under 21 years old;
• spouse’s children under 21 years old: on the condition that they are not married and are in the investor’s custody;
• parents.

Investment options

The most popular way to obtain a Greek Golden Visa is to buy a property. The minimum investment under this option is €250,000. It applies to properties bought for renovation or conversion into residential use.

The investment threshold of €800,000 is set for real estate in the regions of Attica, Thessaloniki, as well as Mykonos, Santorini, and other islands with more than 3,100 residents. The minimum investment is €400,000 for properties in less popular regions.

Other options include:

• investing at least €350,000 in shares of investment funds;
• buying government or corporate bonds for €500,000;
• placing €500,000 in a fixed-term deposit with a Greek bank.

Additional expenses

If the investor buys real estate, they pay about 5.5% of the property value as taxes and fees.

The Golden Visa application fee is €2,000 for the investor and €150 per family member aged 18 and older. Health insurance is also mandatory for residency applicants; it costs about €300 per person.

After 5 years of holding a Golden Visa, an investor may apply for permanent residence.

Requirements

Greece permanent residency requirements for investors are to still be in possession of their investment and actually reside in the country for all that time. To be able to apply for the status, investors should spend no more than 6 months at once and 10 months overall outside of Greece.

Procedure

The application process includes gathering the following documents and submitting them to the Department of Residence Permits of the Ministry of Migration and Asylum: 

1. Filled-in application form.
2. Certified copy of a valid passport.
3. Paid fees include a €2,000 application fee and a €16 PR card issuance fee.
4. Insurance policy from a private insurance body.
5. Photocopy of all pages of travel documents.
6. Real estate ownership or leasing papers.
7. Recent colour photographs.

All documents must be valid and translated into Greek. It is recommended to double-check requirements with the Ministry of Migration and Asylum, as document lists and formalities may change.

As a path to permanent residency, the Greece Golden Visa has several benefits over other EU options:

1. Greece does not set residency requirements for investors. They are able to renew the permit as long as they maintain their qualifying asset.
2. Greece is one of the few countries in the EU that grants residency by buying real estate. Portugal abolished the option, while Spain closed the Golden Visa.
3. Greece offers a relatively affordable investment threshold of €250,000 that aligns with requirements set in other EU countries.

However, the Greece Golden Visa doesn’t lead to permanent residency automatically. To become eligible, investors must hold the residence permit for 5 years, keep their investment, and live in Greece during that time.

The only EU countries that offer a direct path to permanent residency are Cyprus and Malta.

In Cyprus, applicants invest at least €300,000 in real estate, securities, or local funds. They also need to demonstrate a legal annual income of at least €50,000 for the main applicant.

In Malta, applicants are required to meet several requirements to obtain permanent residency: purchase or rent real estate, pay government fees, make a donation, and confirm assets of at least €500,000. Investors need at least €169,000 if renting a property or €474,000 if buying one.

Close relatives of Greek citizens have the right to apply for a permanent residency card. The list of close relatives includes:

• spouse;
• partner if registered in Greece;
• dependent parents or spouse’s parents;
• dependent children;
• children who have been adopted by the Greek citizen or their spouse or partner.

Relatives of Greek citizens must first obtain a temporary residence permit. After 5 years of legal residence in Greece on this basis, they can apply for permanent residence.

During the 5 years, family members must keep their residence status valid and continue to meet the conditions of their permit. After permanent residence is granted, the status can be lost if the holder leaves Greece for more than 2 consecutive years.

The document package is similar to the one prepared by investors, but applicants must also prove their family relationship with the Greek citizen. Depending on the case, this may require a marriage certificate, family status certificate, birth certificate, or adoption documents. Dependent relatives must also prove financial or material dependence.

Spouses and registered partners may need to confirm that their marital or partnership status has not changed. Each family member also pays a €16 card printing fee.

Long-term residence can be granted to non-EU citizens legally residing in Greece for at least 5 years.

Financially independent persons. Non-EU citizens with a high income in their home country can apply for a residency permit for financially independent persons. For that kind of residency, Greece requires the applicants to have at least €3,500 monthly income plus €42,000 in their savings accounts.

To keep the residency, one must stay in Greece for a minimum of 6 months a year. The permit has to be renewed every 2 years.

Residence permit for financially independent persons doesn’t allow them to work within the country.

Blue card holders. A Blue Card is a work and residence permit for non-EU citizens. It is given to highly qualified professionals to make it possible for them to work within the EU. To apply for a Blue Card, one has to:

• have a valid work contract or binding job offer from a Greek company for highly qualified employees with a duration of at least 1 year;
• meet the minimum salary threshold, which in Greece €42,500 per year;
• present a valid travel document;
• have medical insurance;
• provide documents proving that the national legal requirements are met;
• has been absent from the country for no longer than 12 months at once and 18 months overall within the last 5 years.

The Blue Card is valid for 2 years if the work contract of the applicant is not shorter than that.

Remote workers can obtain long-term residency through the Greece Digital Nomad Visa. After the first year, the Digital Nomad Visa can be converted into a 2-year residence permit.

Applicants must demonstrate a stable monthly income of at least €3,500 after taxes and rent or buy a property in Greece.

Diplomats and refugees are also eligible for long-term residency in Greece, aside from the conditions previously mentioned.

The list of documents an applicant has to provide to get the long-term residency includes:

1. Confirmation that they have income more than the country’s minimum wage, which is currently €920. For each dependent family member, this amount increases by 10%. The income shouldn’t come from the social assistance of the country.
2. Medical insurance.
3. Proof of their sufficient knowledge of the Greek language, as well as the history and culture of the country with a recognised graduation degree from Greek language departments of foreign universities, a certificate from a local school, a certificate of knowledge of Greek on level B1, or a certificate from a Greek Language Centre.
4. Copy of a travel document.

The investor can apply for Greece citizenship after another 2 years. Overall, it takes 7 years from getting the Golden Visa to obtaining a Greek passport. The application fee for the passport is €700.

To obtain citizenship, the investor has to spend most of the year in Greece and prepare to take an exam on the Greek language, culture, history, geography, and government structure.

The exam consists of 20 questions, a written part and a speaking part. The questions are broken down into four categories:

• 4 questions on geography;

• 4 questions on culture;

• 6 questions on history;

• 6 questions on the political system.

The written part consists of 20 questions and an essay. The candidate will be asked 10 questions on three different topics during the speaking part.

The applicant needs to perform their written and speaking skills during the exam at the B1 level.

1. Permanent residency in Greece can be obtained after 5 years of legal residence in the country. To become eligible, applicants are required to spend no more than 6 consecutive months and a total of 10 months outside of Greece.

2. The Greece Golden Visa offers a streamlined path to legal residency in Greece. It can be renewed indefinitely if the investor maintains their qualifying asset.

3. Investors can apply for Greek citizenship after 7 years of residing in the country.

4. The investor’s relatives are also eligible for the Golden Visa. This includes a spouse or a partner, children under 21, and parents.

5. Greece permanent residency may also be obtained through family reunification, the Blue Card, and permits for financially independent individuals.