How to get residence in Greece in 2026: every option

When people ask me about residence in Greece, they usually jump straight to the Golden Visa. But it is only one option, and it doesn't suit everyone. I have gathered all the main routes for non-EU citizens, with the amounts that apply now.

Golden Visa through property

The best-known route. You buy property and get a 5-year residence permit, renewable as long as you own it. You can't work in Greece on this visa, but the whole family gets residence. The threshold depends on the area:

• €800,000 — Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents;
• €400,000 — the rest of Greece;
• €250,000 — special cases: converting a commercial building into housing or restoring a listed building.

For the €400,000 and €800,000 options you need a single property of at least 120 m².

Important: a Golden Visa home cannot be let short term. Breaking the rule means a €50,000 fine and loss of the permit. And on 15 October Migration Minister Thanos Plevris warned that permits will also be revoked over "grey" schemes, for example when part of the price is secretly returned to the buyer through a lease. So my advice is always the same: no schemes, only a clean deal.

Golden Visa without property

You can get the same visa through financial investments. For example, Alpha Bank offers:

• an investment in a mutual fund — from €350,000, held for at least 5 years;
• a term deposit at a Greek bank — from €500,000.

This suits people who don't need a home of their own but value the status.

Financially independent persons

If you have a stable passive income from abroad — a pension, rent, dividends — you can get residence with no investment at all.

• Income of at least €3,500 a month.
• Plus 20% for a spouse and 15% for each child: a couple needs €4,200, a couple with one child €4,725.
• You can't work in Greece on this permit. To renew it, you need to spend at least 183 days a year in the country.

For many pensioners, this is the most convenient route.

Digital nomads

This is for people who work remotely for a company or clients outside Greece.

• Income from €3,500 a month after tax, with the same 20% and 15% top-ups for family.
• First the consulate issues a national visa for up to 12 months, then you get a 2-year residence permit in Greece.
• You can't work for a Greek employer.

Work, study and family

• Employment. You need a contract with a Greek employer. Highly paid specialists can use the EU Blue Card.
• Study. A permit for the length of your studies at a Greek university.
• Family. You can join a spouse or parent who lives in Greece legally. Marriage to a Greek citizen is a separate route.

What comes next

After 5 years of legal residence you can apply for EU long-term resident status. After 7 years you can apply for citizenship, but you need to actually live in Greece and pass an exam on the language and culture.

What this means for buyers

If you want both a flat and residence, the Golden Visa is still the clearest route: one purchase, and the whole family has a 5-year permit. But if your budget is under €250,000, or you plan to live by the sea full time, look at the income-based options: you can buy any home you like and get residence through passive income or remote work.

Greece refines its rules from time to time, so always check the current requirements with a lawyer before applying.

If you're not sure which option suits you, write to me — we'll look at your situation and find a property that fits the right route.