Guides
Read in the order you will decide
A Golden Visa decision has stages. Each guide below is written for one of them, dated, and linked to its official sources.
Deciding: is this for us?
- Golden VisaHow the Greek Golden Visa works in 2026: the property routes from €250,000, what the permit allows, who can apply, who decides, and what changed recently.
- Why GreeceGreece as a base for a non-EU family: the EU and Schengen, healthcare, schools, climate and travel, with the limits of a residence permit stated plainly.
- Compare programmesGreece’s property routes beside the residence-by-investment programmes of other EU countries: which are open, closed or changed, with sources.
- Patras vs AthensPatras or Athens as a Greek base for a Golden Visa family: thresholds, travel, prices, jobs and daily life compared on the facts, with the trade-offs.
- Living in PatrasPatras for families weighing a Greek base: a real city all year, with its university, hospitals, port, travel to Athens and the islands, and climate.
Checking: does it fit our family and budget?
- Eligibility checkSix questions about your passport, family, budget and timing show which Greek Golden Visa routes may fit you, and what to ask a lawyer. No sign-up.
- The €250k routeGreece’s lowest Golden Visa threshold explained: converted and listed property at €250,000, the April 2024 cut-off, the conditions and how to check a property.
- FamilyWho one Greek Golden Visa can include: spouse or partner, children under 21, both sets of parents. Six family cases, and children turning 21.
- CostsThe full cost of a Greek Golden Visa purchase: transfer tax, notary, registry, lawyer and permit fees for your family, with ranges, sources and dates.
Buying: doing it safely
- How it worksThe Greek Golden Visa step by step: what you, your lawyer, the notary, the engineer and the authorities each do, and what you can do from abroad.
- Verify before you investOfficial sources to use, twelve checks for your lawyer, phrases that signal trouble, how to verify payment details, and where MVR 19 stands on each check.
- RisksThe risks of buying property for a Greek Golden Visa, of buying in a project still being converted, and of reading a site published by its seller.
Living with the permit
- QuestionsShort, sourced answers on the Greek Golden Visa: the €250,000 route, family, living in Greece, renting, selling, renewal and citizenship.
- Keeping the permit for five yearsWhat must stay true for five years, the renewal file and fee, family renewals, a child turning 21, timing, and the rules on letting the property.
Renewing and selling
- RenewalWhat must stay true for five years, the renewal file and fee, family renewals, a child turning 21, timing, and the rules on letting the property.
- SellingWhat selling does to the permit, why the €250,000 route works once per property, how a replacement purchase works, and the tax questions to ask first.
Covered in depth on the MVR 19 site
Some topics are explained at length on mav19-goldenvisa.com, also published by TPL S.A. We link to them rather than repeat them.
- How the 120 m² rule interacts with conversionsWhy converted property has no minimum size.
- Buying from abroad with a power of attorneyWhat can be done without travelling to Greece.
- The ban on short-term lettingWhat the ban covers and the penalties.
- From residence permit to citizenshipNaturalisation rules, years and exam.
- The announced 15% transfer taxWhat has been announced, and what is not yet law.
- Notes by nationalityEntry, documents and specifics for common nationalities.
How these guides are written
We start from the law, the Ministry’s circulars and the government’s own procedure pages, and link each guide to them. Every guide shows when its sources were last checked. An independent legal review of the site is pending, so treat every guide as general information and confirm your own case with a lawyer. When the rules change, we update the guide and its date; if you find an error, tell us.
See which route may fit you
Six short questions, an informative answer, and nothing to sign. Your result is not a legal opinion; it shows what to ask a lawyer about.