Blog

Guides and articles about the Greece Golden Visa, investment and living abroad.

September 16, 2026

Greece Golden Visa: €250,000, €400,000, €800,000 — The Three Tiers Fully Explained (2026)

The three tiers with the details the ads leave out: which tiers carry the 120 m² rule, the real scope of Zones A/B/C, the true condition of the conversion route and the Airbnb ban.

September 15, 2026

A New Tax Signal for the Golden Visa: Is the Transfer Tax Rising from 3% to 15%? (2026)

PM Mitsotakis's 11 Sept 2026 announcement: property transfer tax for non-EU buyers from 3.09% to 15%. Scope, the conflicting start dates and the Golden Visa impact.

September 14, 2026

The Greece–Turkey Double Taxation Treaty for Golden Visa Investors

The Greece–Turkey double taxation treaty (in force since 2004): rental income from your Golden Visa property is not fully taxed twice. The 2026 guide to the credit method.

September 13, 2026

How to Do the Property Legal Check (Due Diligence) in the Greece Golden Visa

Golden Visa title due diligence: the three-stage process, the title/encumbrance/zoning checklist, the 2026 inheritance-contract risk and the right team (lawyer/notary/engineer).

September 12, 2026

The Most Common Mistakes in the Greece Golden Visa (2026)

The 8 most common Golden Visa rejection causes: broken source of funds, below-threshold value, the off-plan conversion trap, health insurance timing and Circular 1/2026 rules.

September 11, 2026

Can You Live in Another Country While Holding the Golden Visa?

There is no requirement to live in Greece to keep the Golden Visa. Keeping the permit while living abroad, the tax residency reality and the Plan B strategy in 2026.

September 10, 2026

The EU Citizenship Path for Children in the Greece Golden Visa

3 citizenship paths for Golden Visa children: automatic via parent, birth+schooling, schooling only. Exam exemption and the 18-year timing risk in this 2026 guide.

September 9, 2026

Transition to Permanent Residence (LTR) in the Greece Golden Visa

The '5-year automatic permanent residence' claim can be misleading. The real 5-year residence requirement for LTR, its difference from simple renewal and the citizenship path in 2026.

September 8, 2026

The Language and Integration Exam for Citizenship in the Greece Golden Visa

The PEGP citizenship exam: structure, B1 Greek, who is exempt (Greek-school graduates, over-67s), pass rates and preparation in this 2026 guide.

September 7, 2026

Greece Golden Visa: €400,000 or €800,000 Region — Which to Choose?

€400,000 Zone B or €800,000 Zone A in the Golden Visa? A decision matrix by buyer profile, the 2026 market cooldown and concrete recommendations in this guide.

September 6, 2026

How Is Rental Income Tax Calculated in the Greece Golden Visa?

Golden Visa rental income tax 2026: 15-25-45% brackets, 5% automatic deduction, worked examples and the effect of residency status in this guide.

September 5, 2026

What Is the Greece Golden Visa Non-Dom Regime? €100,000 Flat Tax

The Non-Dom regime (Article 5A): a flat €100,000 annual tax on all foreign income for 15 years. Golden Visa synergy, requirements and CFC risks in this 2026 guide.

September 4, 2026

Greece Golden Visa Tax Residency Requirements

The Golden Visa does not create tax residency. The 183-day rule, the centre-of-life test and the Non-Dom/pensioner/new-resident special tax regimes in this 2026 guide.

September 3, 2026

Greece Golden Visa: Coastal City vs Inland Region Comparison

In the Golden Visa, inland cities (Larissa 7%, Ioannina) beat coastal and metro areas on yield. The coastal-inland performance gap and its reasons for 2026.

September 2, 2026

Greece Golden Visa: Rhodes, Corfu, Zakynthos Status

Rhodes, Corfu and Zakynthos are all in the €800,000 Zone A for the Golden Visa. Yield, liquidity profiles and 2026 tourism restrictions in this guide.

September 1, 2026

Golden Visa Extra Costs: Lawyer, Notary, Bank Account

How much are the lawyer, notary and bank account costs in the Greece Golden Visa? Which are mandatory and which are not? A detailed 2026 guide.

August 31, 2026

How Is the Golden Visa Investment Amount Calculated? Single-Property Rule

The Golden Visa threshold is calculated on the contract price, not to be confused with the objective value. The single-property rule and joint spousal ownership in this 2026 guide.

August 30, 2026

Is Buying Land Valid for the Greece Golden Visa? (2026)

Is buying land valid for the Greece Golden Visa? Where the land + construction route is practical, and the conditions and risks to watch. 2026 guide.

August 29, 2026

Greece Golden Visa Fund and Bond Alternative Costs

Non-real-estate Golden Visa routes: investment fund €350K, deposit/bond €500K, corporate bond €800K. Cost comparison and yields in this 2026 guide.

August 28, 2026

How to Get the AFM Tax Number for the Greece Golden Visa

The Golden Visa's first step, the AFM tax number: what it is, three ways to get it, remote application by power of attorney, documents and timing in this 2026 guide.

August 27, 2026

Biometric Appointment and the Single-Trip Requirement in the Greece Golden Visa (2026)

When is the biometric appointment scheduled in the Greece Golden Visa, which visa do you need to enter with, and what does the single-trip claim really mean? 2026 guide.

August 26, 2026

How Long Does the Greece Golden Visa Application Take? 2026

The Golden Visa application takes 3-9 months in 2026. Stage-by-stage timeline, Law 5275 changes, the digital card and ways to speed it up in this guide.

August 25, 2026

Greece Golden Visa Renewal Requirements After 5 Years

The Golden Visa does not auto-renew after 5 years. Renewal requirements, documents, the health-insurance risk and 2026 Law 5275 changes in this guide.

August 24, 2026

Greece Golden Visa Health Insurance Requirement and Recommended Policies (2026)

Greece Golden Visa health insurance requirement: €30,000 minimum coverage, medical repatriation, recommended providers and 2026 cost ranges.

August 23, 2026

Criminal Record and Apostille Process in the Greece Golden Visa

Golden Visa criminal record: 6-month validity, apostille vs consular legalization, the Greek translation requirement and common mistakes in this 2026 guide.

August 22, 2026

Who Does the Greece Golden Visa Cover? Spouse, Children, Parents

Who does the Golden Visa cover? Spouse, children under 21, student children and both sides' parents; who is excluded and the little-known risks in 2026.

August 21, 2026

Greece Golden Visa Required Documents List (2026 Updated Checklist)

The 2026 Greece Golden Visa document list after Ministerial Decision 214926/2025: main applicant, property, source of funds, family and power of attorney.

August 20, 2026

International Schools in Greece: A Guide for Golden Visa Families

International schools in Greece for Golden Visa families: curriculum, location, fees and admissions in Athens and Thessaloniki — a full 2026 guide.

August 19, 2026

Does the Greece Golden Visa Give the Spouse a Work Permit?

Does the Golden Visa grant the spouse a work permit? The Single Permit and company-formation routes, 2026 Law 5275 changes and what to know.

August 18, 2026

What Happens to Your Residence Permit in a Divorce Under the Greece Golden Visa? (2026)

In a Golden Visa divorce the main investor is unaffected, but the spouse's and even in-laws' status can be at serious risk. 2026 risks and the chain effect explained.

August 17, 2026

The Best Value Regions for the Greece Golden Visa 2026

The best price/performance regions for the Golden Visa in 2026: Thessaloniki, Crete and Kalamata value areas vs Athens and Mykonos, with a recommendation table.

August 16, 2026

Is Buying in Athens Worth It? Golden Visa €800,000 Analysis

Is an €800,000 Golden Visa investment in Athens worth it? Pros and cons, a decision framework and a Zone B comparison in this 2026 analysis.

August 15, 2026

Greece Golden Visa: Thessaloniki Opportunities €400,000-€800,000 (2026)

We examine Thessaloniki's three-tier Golden Visa investment structure — €800,000, €400,000 and €250,000 — its opportunities and risks with 2026 data.

August 14, 2026

Greece Golden Visa: Buying a Home in Crete (Chania, Heraklion)

Golden Visa investment in Crete: Chania vs Heraklion, the Zone A/Zone B split, and a guide with 2026 price and yield data.

August 13, 2026

Greece Golden Visa: Peloponnese Recommendations

Peloponnese Golden Visa guide: €400,000 Zone B options in Kalamata, Nafplio, Mani and Porto Heli, with 2026 price and yield data.

August 12, 2026

Greece Golden Visa: €400,000 Options on the Small Islands (2026)

The genuine small-island options subject to Greece Golden Visa's €400,000 Zone B threshold, the population lock-in rule, and the pros and cons of investing there.

August 12, 2026

What Property Can €800,000 Buy in Athens? | Golden Visa 2026

What type of property can €800,000 buy in Athens for the Greece Golden Visa? A 2026 neighbourhood guide with Plaka, Kolonaki, Glyfada, Voula and Kifisia examples.

August 11, 2026

Converting Commercial Property to Residential: Golden Visa Rules

The process of converting commercial property to residential (αλλαγή χρήσης) in the Greece Golden Visa, the required permits and documents in this 2026 guide.

August 10, 2026

Greece Golden Visa: Applying via Historic-Building Restoration

How does the listed historic-building restoration route work in the Greece Golden Visa? The €250,000 requirement, 5-year timeline and €150,000 penalty risk in this 2026 guide.

August 9, 2026

Greece Golden Visa Application Fees 2026 (Including Family)

How much are the Greece Golden Visa application fees? €2,000 for the main applicant, €150 per family member, plus example total calculations for 2026.

August 8, 2026

Greece Golden Visa €800,000 Regions: Attica, Thessaloniki, Mykonos

The Zone A regions subject to the €800,000 investment limit in the Greece Golden Visa: Attica, Thessaloniki, Mykonos, Santorini and the full island list in this 2026 guide.

August 7, 2026

How the Greece Golden Visa €250,000 Conversion Project Works

How does the €250,000 commercial-to-residential conversion and listed-building restoration route work in the Greece Golden Visa? Requirements, documents and risks in this 2026 guide.

August 6, 2026

Greece Golden Visa 2026: Who Can Apply? Age and Requirements

Who can apply for the Greece Golden Visa in 2026? A comprehensive eligibility guide covering age, citizenship, family members and required documents.

August 5, 2026

The Greece Golden Visa Short-Term Rental (Airbnb) Ban in 2026

How does the Airbnb and short-term rental ban work for Greece Golden Visa properties? €50,000 fine, permit cancellation and current 2026 rules.

August 4, 2026

Greece Property Transfer Tax: How the 3.09% Is Calculated

How is the 3.09% property transfer tax calculated in the Greece Golden Visa? Objective value, worked examples and exemptions in this 2026 guide.

August 3, 2026

The Single-Property and 120 m² Rule in the Greece Golden Visa

Where do the single-property requirement and the 120 m² minimum-size rule apply in the Greece Golden Visa? Exceptions and risks in this 2026 guide.

August 2, 2026

Greece Golden Visa 2026: Requirements and Current Investment Limits

Greece Golden Visa 2026 requirements, current €250,000–€800,000 investment limits, the application process and 5 key questions in this guide.

June 28, 2026

What Is the Greece Golden Visa? Who Can Apply and How Does the Process Work?

What is the Greece Golden Visa, who can apply, the minimum investment amounts (€250,000–800,000) and how the application process works? All the details in this guide.

April 12, 2026

Living and Investing in Athens: A Neighbourhood Guide

Life, transport, schools and real-estate investment in Athens. An overview of Nea Ionia, Moschato, Marousi, Kallithea and the Athens Riviera.

March 5, 2026

The €250,000 Golden Visa: Why Conversion Projects Win

Why the €250,000 threshold is the most affordable route to the Greece Golden Visa. Conversion projects, rental yield and what to watch for.

February 10, 2026

Greece Golden Visa 2026: The Complete Guide

Greece Golden Visa 2026 investment thresholds, requirements, family inclusion and the application process. European residency from €250,000 via conversion projects.