Reviewed by Jane Katkova, Founder & Licensed CICC ConsultantKey points
- Approved conversions and listed-building restorations qualify from €250,000 anywhere in Greece.
- A standard home needs €400,000, or €800,000 in Attica, Thessaloniki and the larger islands.
- Transfer tax is about 3.09%, with notary and legal fees of 3–4%.
- The €400,000 and €800,000 tiers require one property of at least 120 m².
Investment tiers under Law 5100/2024
The Greece golden visa is a five-year renewable residence permit. The property tiers are:
- €250,000: a commercial-to-residential conversion or listed-building restoration, anywhere in Greece, with the conversion completed before filing.
- €400,000: a standard home in most of Greece.
- €800,000: Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
At the €400,000 and €800,000 tiers the rule is one property of at least 120 m², so two smaller flats do not qualify. The €250,000 conversion tier has no size rule. Non-property routes start at €350,000 in certain funds, or €500,000 in government bonds, a bank deposit or company shares held for three years. Each tier is explained in our guide to Greece golden visa investment tiers.
Taxes and fees on top of the purchase price
Budget about 3.09% transfer tax, 3–4% notary and legal fees, and a state fee of about €2,000 per adult. Figures were verified on 27 September 2026.
What the investment secures
There is no minimum stay, and the permit renews every five years while you hold the investment. Your spouse or registered partner, children under 21 and the parents of both spouses are included. Processing takes 6–12 months. It is a permit, not a passport: citizenship needs seven years of actual residence and B1 Greek. Our Greece golden visa page covers the full conditions. To have a property's tier and size checked before you sign, book a consultation with our team.
People also ask
Can you rent out a Greece golden visa property on Airbnb?
No. Long-term lets are allowed, but short-term rental on Airbnb-style platforms is banned for Greece golden visa property. The fine is €50,000 and the residence permit can be revoked. Plan your yield on annual tenancies, not tourist lets, and expect a Greek property tax bill (ENFIA) plus tax on any Greek rental income.
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.