Greece Golden Visa (Special Real Estate)

1. Residence permit60 months
2. Renew60 months at a time
3. Permanent residencyafter 5 years
4. Citizenshipafter 7 years

• Permanent residency 5 years
• Citizenship 7 years
• Dual citizenship allowed
• Language required for citizenship B1

Country

Greece

Program

Greece Golden Visa (Special Real Estate)

Local name

Μόνιμη άδεια διαμονής επενδυτή (Β.5)

Type

Golden visa

Status

Active

Initial duration

60 months

Renewable

Yes (60 mo)

Five-year renewable residence permit for non-EU investors who spend at least EUR 250,000 on one property anywhere in Greece, either by converting it to a residence or by buying a listed building to restore. There is no minimum stay and no right to work.

Tax regime

Worldwide

Regime name

Optional Article 5A non-dom: EUR 100,000 a year on foreign-source income

Regime duration

15 years

Foreign income taxed

Yes

Capital gains taxed

Yes

Method

online

Processing time

Up to 60 days

Apply from abroad

Yes

Both routes are article 100(2)(c) and (d) of Law 5038/2023. They are the same B.5 permit as the EUR 800,000 and EUR 400,000 tiers: five years, renewable while the property is kept, no absence test, no work, and the same family and fee rules. The residence-permit fee is EUR 2,000 plus EUR 16 to print the card. The USD fee of $2,300 is an approximate conversion, as on the other real-estate tiers; at the 8 October 2026 ECB rate EUR 2,000 is about $2,237. A short-term let under 60 days is prohibited. Breach of the change-of-use rules can revoke the permit and draw a EUR 50,000 fine. Transfer of a listed building before restoration can draw a EUR 150,000 fine.

• Digital Nomad Visadigital nomad visa

1. Oct 10, 2026

   Added

   added the nationwide EUR 250,000 change-of-use and listed-building routes as their own programme, previously an option under the EUR 400,000 tier (taxheaven.gr).