Last updated 1 April 2026
At a Glance
- Greece’s Golden Visa minimums are €800,000 in prime areas and €400,000 elsewhere (single property, minimum 120 m²); only commercial-to-residential conversions and heritage restorations still qualify at €250,000.
- The Digital Nomad Visa requires €3,500 net monthly income (plus family increments) and grants a 12-month stay, convertible to a 2-year renewable residence permit. Both consular and in-country applications are accepted.
- The Financially Independent Person (FIP) route offers a 3-year renewable residence permit for those with at least €3,500 monthly passive income. FIP holders cannot work in Greece.
- Foreign pensioners may opt into a flat 7% tax on foreign pension income for up to 15 years.
- Naturalization requires 7 years of continuous residence, B1-level Greek, and passing a citizenship test. Greece allows dual citizenship.
Greece remains one of Europe’s most livable Mediterranean destinations—sunny climate, deep history, and a slower pace of life—yet rule changes since 2024 have reshaped the path to Greek residency. Below, we break down the main routes (Golden Visa, Digital Nomad, and FIP), updated thresholds, document requirements, timelines, and how these options fit a budget-friendly lifestyle.
Golden Visa Program
Greece’s residence-by-investment route remains Europe’s most popular Golden Visa, topping the Global Residence Program Index for the second consecutive year. Investment thresholds changed in 2024 and now operate on a two-tier system based on location:
- Tier 1 (prime areas): €800,000 minimum — covers all of Attica (Greater Athens), Thessaloniki, Mykonos, Santorini, and islands with 3,100+ residents. Must be a single property of at least 120 m².
- Tier 2 (other areas): €400,000 minimum — the rest of mainland Greece and smaller islands. Must also be a single property of at least 120 m².
- Special category: €250,000 — available only for converting commercial or non-residential property into residential use, or restoring listed heritage buildings. No minimum size requirement, but the conversion must be fully completed and registered before filing.
In late 2025, Joint Ministerial Decision 214926/2025 clarified documentation for the €250,000 special category, requiring a standardized engineer’s technical report certifying the change of use. For ex-industrial properties, the site must have been non-operational for at least five years.
Investor demand remains strong: Greece received approximately 9,289 main-investor applications in 2024. Early reporting suggests around 6,978 applications in 2025, though official government figures for the full year have not yet been published. A 95% surge in residence permit approvals was recorded in 2025, reaching 8,879 new permits.
Important: Golden Visa properties may not be used for short-term rentals (e.g., Airbnb). Only long-term rental is permitted.
Golden Visa document checklist
- Valid passport with certified copies
- Recent biometric photographs
- Notarial purchase deed showing the price meets or exceeds the threshold and the property is at least 120 m² (for standard tiers)
- Proof of registration with the Land Registry or Cadastre
- Bank transfer receipts proving full payment from abroad (SWIFT messages)
- Notary certificate confirming the contract meets Golden Visa conditions
- Evidence of lawful origin of funds (bank statements, tax returns)
- Private health insurance covering medical care in Greece
- For €250k special category: engineer’s technical report in standardized format, plus heritage authority approval if applicable
- For family members: apostilled and translated marriage and birth certificates
- State fees: approximately €2,000 for the main applicant, €150 per family member
Golden Visa costs beyond the property
- Property transfer tax: 3.09%
- Land registry fee: 0.6–0.8%
- Notary fee: 1–1.5% (plus 24% VAT)
- Annual ENFIA property tax: €2–16 per m² depending on location
Processing timeline
A realistic expectation for a properly documented Golden Visa application in 2026 is 3–6 months from filing to card issuance. The residence permit is now issued for a full five-year term from the date of issuance. Nearly 49,671 applications were pending as of mid-2025, but procedural improvements are reducing backlogs.
Tip: If your goal is a low-cost lifestyle, look beyond Tier 1 markets. Property and daily expenses trend lower in smaller mainland towns and islands—and those areas align with the €400,000 threshold.
Considering diversifying assets or a base in the Caucasus? Compare property-led strategies with our Armenia-focused guides on Real Estate and Residence by Investment.
Digital Nomad Visa
Greece’s Digital Nomad Visa is designed for remote workers employed by non-Greek companies. The minimum income requirement is €3,500 net per month, with an additional 20% for a spouse or partner and 15% per dependent child (approximately €4,200 for a couple, €4,830 for a couple with one child).
The initial visa is issued for up to 12 months. After arrival, holders may apply in Greece for a Digital Nomad residence permit valid for two years, renewable in two-year increments as long as conditions are met. Both consular applications (at a Greek consulate abroad) and in-country applications are accepted—the Greek government confirmed in April 2024 that it would not discontinue in-country filings as previously planned.
Greece recorded 595 Digital Nomad Visa applications in 2022 and approximately 1,200 in 2023. More recent aggregate figures have not been published.
Digital Nomad document checklist
- Valid passport (covering the visa period plus 3–6 months)
- Completed national visa application form (type D, digital nomad category)
- Recent passport-size photographs
- Employment contract or employer letter confirming remote work for a non-Greek company, or freelance contracts with non-Greek clients
- Signed declaration that you will not take local employment in Greece
- Proof of €3,500 net monthly income: 3–6 months of bank statements, payslips, or tax returns
- Private health insurance covering medical care and repatriation in Greece
- Criminal background check from country of residence (apostilled)
- Proof of accommodation in Greece (rental contract, hotel booking, or property deed)
- Visa fee (approximately €75)
Processing timeline
Approximately 10 working days to 4–6 weeks from submission, depending on consulate workload and document quality.
Tax implications
Under general Greek rules, spending more than 183 days in Greece in a 12-month period triggers tax residency and worldwide income taxation. However, Greece offers a 50% reduction of taxable employment or self-employment income for up to 7 years for eligible individuals relocating to Greece. Digital Nomad Visa holders should obtain a Greek AFM (tax identification number) and consult a tax advisor before exceeding the 183-day threshold.
For multi-country living or hybrid work, also review our regional guidance on Visas and Digital Nomad Visa (Armenia).
Financially Independent Person Visa
The FIP route is designed for retirees, self-funded individuals, and anyone with sufficient passive income generated outside Greece. Under Law 5038/2023, the current financial requirement centres on a minimum of €3,500 per month in stable income for the main applicant, increased by 20% for a spouse and 15–20% per dependent child. While some legacy guidance still references a lump-sum requirement of €126,000 held for three years, current practice under the law focuses on monthly income sufficiency.
Important: FIP holders cannot work in Greece or take up local employment. The permit is strictly for those living on foreign-source income (pensions, investments, rental income, dividends).
The residence permit is issued for three years and is renewable in three-year periods, provided you continue to meet the income, private health insurance, and accommodation requirements. A minimum stay of approximately 183 days per year in Greece is required for renewal.
7% flat tax for foreign pensioners
Retirees may opt into Greece’s special regime: a flat 7% tax on all foreign-source income (pensions, dividends, interest) for up to 15 years. To qualify, you must transfer your tax residency to Greece, spend more than 183 days per year in the country, and not have been a Greek tax resident for 5 of the previous 6 years. Your country of origin must also have a tax treaty or cooperation agreement with Greece.
FIP document checklist
- Valid passport with copies of all pages
- Recent biometric photographs
- Type D national visa for “persons with sufficient financial means”
- Completed residence permit application form
- Evidence of stable income: pension award letters, dividend statements, rental agreements, or bank certificates showing at least €3,500/month
- Bank statements showing adequate funds and lawful origin of income
- Private health insurance covering medical care and hospitalisation in Greece for the entire permit duration
- Proof of accommodation in Greece (property title deed or registered lease agreement)
- Criminal record certificate from country of origin (apostilled and translated into Greek)
- Civil status documents as relevant (marriage certificate, birth certificates), apostilled and translated
- State fees (e-paravolo for residence permit plus card fee)
Processing timeline
The consular D-visa stage typically takes several weeks to a few months. Once in Greece, residence card issuance takes roughly 2–4 months, with variation by region.
If tax optimization is a priority, compare regimes and reliefs with our Armenia overview on Taxes in Armenia.
Three Greek residency routes compared
| Route | Financial Requirement | Duration | Processing | Key Note |
|---|---|---|---|---|
| Golden Visa | €800k (Tier 1) / €400k (Tier 2) / €250k (special) | 5 years, renewable | 3–6 months | Single property ≥120 m²; no short-term rentals |
| Digital Nomad | €3,500/mo net (+20% spouse, +15% child) | 12-month visa → 2-year permit | 2–6 weeks | Consular or in-country; no local employment |
| FIP (Retirement) | €3,500/mo passive income | 3 years, renewable | 2–4 months (in-country) | No work rights; 7% pension tax option |
Obtaining Greek Citizenship
Golden Visa, Digital Nomad, and FIP routes provide residency—not citizenship. Naturalization is a separate process with specific requirements:
- Residency duration: 7 years of continuous legal residence in Greece on a valid residence permit. Time on a Golden Visa, Digital Nomad permit, or FIP permit can count, but only if you actually reside in Greece at least approximately 183 days per year and meet tax residency requirements.
- Greek language: B1-level proficiency, assessed through the Certificate of Adequacy of Knowledge for Naturalization (Π.Ε.Γ.Π.).
- Citizenship test: A written exam held twice a year covering Greek history, geography, culture, and the political system. A minimum score of 70/100 is required, with specific minimums in each category.
- Other requirements: Clean criminal record, up-to-date Greek tax returns, social insurance contributions where applicable, and evidence of social and professional integration.
- Dual citizenship: Greece allows dual and multiple citizenship. There is no requirement to renounce a previous nationality.
- Processing time: Typically 2–3 years from filing to decision, though delays of up to 4 years are not unusual due to administrative backlog.
Exploring alternative citizenship strategies? Review our guidance on Armenian Citizenship pathways and regional options.
Cost of Living and Tax Incentives
Many clients seek Greece for a low-cost Mediterranean lifestyle. Housing and daily expenses vary significantly by region—the Golden Visa’s €400,000 Tier 2 areas outside Athens, Thessaloniki, Mykonos, Santorini, and larger islands typically pair well with more modest living costs.
Greece offers several tax incentives for new residents:
- 7% flat tax on foreign pensions: Available for up to 15 years for qualifying foreign pensioners who transfer tax residency to Greece.
- 50% income tax reduction: For eligible individuals relocating to Greece, applicable to employment or self-employment income for up to 7 years.
- Non-Dom regime: A fixed annual tax of €100,000 on all foreign-source income for up to 15 years (designed for high-net-worth individuals).
For cost benchmarking and alternative setups, compare with our Armenia-centric pages on Business Registration, Real Estate, and Taxes.
Official resource: For background reading and policy updates, see the Hellenic Ministry of Migration & Asylum website: migration.gov.gr.
How to Apply
- Choose your route: Investment (Golden Visa), remote work (Digital Nomad), or self-funded retirement (FIP). Align this with your lifestyle goals and budget.
- Confirm eligibility and thresholds: Golden Visa requires a single property of at least 120 m² at the relevant tier price. Digital Nomad requires €3,500 net monthly income from a non-Greek employer. FIP requires €3,500 monthly passive income with no work rights in Greece.
- Gather your documents: All routes require a valid passport, health insurance, proof of funds, and accommodation. Non-Greek documents need official translation into Greek and apostille or consular legalisation. See the detailed checklists above for each route.
- Submit your application: Digital Nomad applicants may apply at a Greek consulate abroad or in-country. Golden Visa applicants file at the competent Greek authority after completing the property purchase. FIP applicants first obtain a Type D visa at a consulate, then apply for the residence permit in Greece.
- Track and collect: Respond to any document requests and collect your visa or permit once approved. Golden Visa: 3–6 months. Digital Nomad: 2–6 weeks. FIP: 2–4 months in-country.
A note on our services: Vardanyan & Partners is an Armenia-based law firm. For Greek residency programs, we work with trusted partner firms in Greece and can coordinate referrals, cross-border tax planning, and Armenia-Greece dual strategies. Start with a consultation via Contact.
Frequently Asked Questions
What is the minimum investment for Greece’s Golden Visa in 2026?
€800,000 in Attica (Greater Athens), Thessaloniki, Mykonos, Santorini, and islands with 3,100+ residents. €400,000 in all other areas. Both tiers require a single property of at least 120 m². A special €250,000 pathway remains for commercial-to-residential conversions and heritage building restorations.
Can I rent out my Golden Visa property on Airbnb?
No. Properties used for the Golden Visa may not be listed for short-term rentals. Only long-term rental agreements are permitted. This restriction was introduced alongside the 2024 threshold changes.
Where do I apply for the Digital Nomad Visa — at a consulate or in Greece?
Both options are available. While Greece initially announced that in-country applications would end from January 2024, the government confirmed in April 2024 that both consular and in-country routes would remain open.
Can FIP holders work in Greece?
No. The FIP residence permit does not grant access to the Greek labour market. Holders cannot take up employment or run a business in Greece. The permit is exclusively for those living on foreign-source income such as pensions, investments, and rental income.
How long does it take to get Greek citizenship?
You need at least 7 years of continuous legal residence in Greece before applying for naturalization. Time on a Golden Visa, Digital Nomad, or FIP permit can count, provided you actually live in Greece at least 183 days per year. After filing, the naturalization process typically takes 2–3 years. You must also pass a B1-level Greek language test and a citizenship exam covering history, geography, and the political system.
Does Greece allow dual citizenship?
Yes. Greece allows dual and multiple citizenship. There is no requirement under current law to renounce your previous nationality upon naturalization. Whether you can retain your original citizenship depends on the laws of your other country.
Do I need health insurance for Greek residency?
Yes. All residency routes (Golden Visa, Digital Nomad, and FIP) require private health insurance covering medical care in Greece. The policy must be issued by a Greek-licensed or EU-authorised insurer and cover hospitalisation, outpatient care, and emergency treatment for the duration of your stay.
Conclusion
Greece’s residency options continue to suit a variety of lifestyles and budgets—especially outside the prime Tier 1 markets—but the rulebook has shifted since 2024. Golden Visa thresholds are higher with a 120 m² minimum, Digital Nomad filings now accept both consular and in-country applications, and the FIP route provides a 3-year renewable runway for passive-income holders. For those thinking long-term, naturalization after 7 years with B1 Greek proficiency opens the door to EU citizenship, and Greece allows dual nationality.
Vardanyan & Partners can help coordinate your strategy across Armenia and Greece through our partner network. For a personalized roadmap, contact us.
