Reviewed by Jane Katkova, Founder & Licensed CICC ConsultantKey points
- Short-term rental on Airbnb-style platforms is banned for golden visa property.
- The penalty is a €50,000 fine, and the residence permit can be revoked.
- Long-term lets on annual tenancies are permitted for golden visa property.
- Greek rental income and the ENFIA property tax apply even to non-resident owners.
Short-term letting ban on golden visa property
A property that supports a Greece golden visa cannot be let short-term on Airbnb-style platforms. The penalty is a €50,000 fine, and the residence permit can be revoked. Long-term lets are permitted, so investors should plan their yield on annual tenancies, not tourist lets.
Other property rules to check before purchase
- At the €400,000 and €800,000 tiers the investment must be one property of at least 120 m².
- The €250,000 tier applies to commercial-to-residential conversions and listed-building restorations, with the conversion completed before filing; it has no size rule.
- The permit renews every five years only while you still own the qualifying property.
We check the tier and the size before a client signs a preliminary contract. The restrictions are set out in our guide to Greece golden visa property rules.
Tax on rental income
Holding the permit does not by itself change your US or Canadian taxes. Tax residence follows where you live: 183 days or your centre of vital interests. Below that line, the Greek consequences are a property tax bill (ENFIA) and tax on any Greek rental income. Above it, Greece taxes worldwide income, treaties relieve double taxation, and US citizens still file with the IRS.
There is no minimum stay, which is the programme's principal advantage for clients in the US and Canada who want the option without the move. Investment amounts and family coverage are on our Greece residence by investment page. To review a specific property against these rules, book a consultation with us.
People also ask
How much does the Greece golden visa cost in 2026?
From €250,000 for an approved commercial-to-residential conversion or listed-building restoration, €400,000 for a standard home in most of Greece, and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. Add about 3.09% transfer tax, 3–4% notary and legal fees, and about €2,000 state fee per adult.
How long does it take to get Portuguese citizenship through residence?
Ten years of legal residence, counted from your first residence card, under the Nationality Law in force since 19 May 2026. EU and CPLP nationals qualify after seven years. You also need A2 Portuguese and a clean record. Applications lodged before 19 May 2026 follow the old five-year rule.
Can you still get a Portugal golden visa by buying property?
No. Real estate and real-estate funds were removed from the Portugal golden visa on 7 October 2023. The routes in 2026 are a €500,000 CMVM-registered fund, €500,000 in research, a €250,000 cultural donation (€200,000 in low-density areas) and company or job-creation routes. You may buy a home, but it will not count.
Does the Malta Permanent Residence Programme lead to citizenship?
No. The Malta Permanent Residence Programme (MPRP) is permanent residence only. Malta's investor citizenship scheme was annulled by the Court of Justice of the European Union on 29 April 2025 and replaced by a discretionary merit-based route that is not for sale. Ordinary naturalisation needs years of residence and ministerial approval.
How much does Malta permanent residence cost for a family of four?
A couple with two minor children pays €101,000 in government fees under the Malta Permanent Residence Programme: a €60,000 administrative fee, €37,000 contribution, €2,000 NGO donation and four €500 residence cards. On top, you rent a property for at least €14,000 a year or buy for at least €375,000, held five years.