Blog

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

October 30, 2026

Greek Citizenship Through the Golden Visa: 7-Year Path (2026)

The Golden Visa does not grant citizenship directly. The path to a Greek passport: 7 years of real residence, long-term status, B1 Greek and the PEGP exam.

October 29, 2026

Greece 15% Transfer Tax: Who Pays, Who Is Exempt (July 2027)

15% transfer tax for non-EU buyers in Greece: who pays, who may be exempt, is a reservation enough, Golden Visa extra cost and the pre-July 2027 timeline.

October 28, 2026

Greece Golden Visa for UK Citizens (2026 Guide)

How UK citizens get a Greece Golden Visa after Brexit: €250k conversion route, paying from the UK, UK tax on Greek rental income, ETIAS and 90/180 rules.

October 26, 2026

Is the Greece Golden Visa Ending? (October 2026)

PASOK's proposal to scrap the real estate route was rejected. The planned portfolio category, the 15% tax plan and what it means for current permit holders.

October 13, 2026

How to Get the Greece Golden Visa: 5 Projects, Costs and Timeline

How to get the Greece Golden Visa, worked through 5 projects on our site: purchase costs, the 15% tax gap, government fees and a sample timeline from November 2026.

October 12, 2026

How to Get the Greece Golden Visa in 2026: 10 Steps

How to get the Greece Golden Visa: 10 steps from choosing the route and property to power of attorney, AFM, title deed, application and biometrics — with time and cost.

October 8, 2026

Total Cost of the Greece Golden Visa 2026: The Real Budget of a €250,000 Investment

The real cost of the Greece Golden Visa: on top of a €250,000 investment come transfer tax, notary, land registry, legal review, application and first-year costs (2026).

October 7, 2026

Buying a Home in Athens 2026: Neighbourhoods, Prices and the Buying Process

Buying a home in Athens in 2026: price per m² by neighbourhood, budget-friendly areas, the buying process, extra costs, rental yields and the Golden Visa.

October 6, 2026

What Happens to Your Greece Golden Visa If the Property Value Falls? (2026)

What happens to your Golden Visa if the property's market value falls? Valuation at renewal, the partial-sale risk and the grey area after Law 5275/2026 (2026).

October 5, 2026

Schengen Travel Rights with a Greece Golden Visa (2026)

Unlimited stay in Greece, the 90/180 rule in other Schengen countries, the ETIAS exemption, children turning 21 and EU LTR mobility for Golden Visa holders (2026).

October 4, 2026

What Happens When You Sell Your Greece Golden Visa Investment? (2026)

What happens to your residence permit if you sell your Golden Visa property? Three sale scenarios, the 15% capital gains tax suspension and the transfer tax change expected in 2027 (not yet law).

October 3, 2026

Greece Golden Visa or US EB-5? (2026)

Greece Golden Visa or US EB-5? A 2026 comparison of investment amount, at-risk capital, the job creation requirement, real waiting times and total cost.

October 2, 2026

Greece vs Malta and Italy Residency Programmes (2026)

Greece, Malta and Italy residency programmes in 2026: the ECJ ruling that ended Malta's golden passport, the MPRP, Italy's investor visa and a Non-Dom comparison.

October 1, 2026

Greece vs Portugal Golden Visa 2026: A Comprehensive Comparison

Greece or Portugal? A 2026 Golden Visa comparison: investment routes, stay requirements, Portugal's citizenship period rising to 10 years, and processing times.

September 30, 2026

Is a Newborn Child Automatically Included in the Greece Golden Visa? (2026)

Is a newborn automatically included in the Greece Golden Visa? The family-reunification application, required documents, biometrics and how it differs from Greek citizenship (2026).

September 29, 2026

Greece Golden Visa: A Complete Guide for Investors from Arab Countries (2026)

The Greece Golden Visa for investors from the Gulf and Arab countries: requirements, source of funds, mosque and halal-food access in Athens, Thessaloniki and Rhodes.

September 28, 2026

Greece Golden Visa: The Situation for Russian Citizens (2026)

Can Russian citizens get the Greece Golden Visa in 2026? The suspension of new applications, the January 2026 renewal easing, the dual-citizenship exception and fund transfers.

September 27, 2026

ENFIA: The Complete Guide to Greece's Annual Property Tax (2026)

What is ENFIA and how is it calculated? The two layers of Greece's annual property tax, supplementary wealth-tax bands, 2026 reductions and real-figure examples.

September 18, 2026

The Golden Visa Process Step by Step: From Reservation to Card (2026)

The Golden Visa process in 5 steps: reservation (10% deposit), power of attorney, purchase, application and biometrics. Real timelines and the 7.37% purchase-cost breakdown (2026).

September 16, 2026

Greece Golden Visa €250k vs €400k vs €800k: Which Applies?

Which Greek Golden Visa threshold applies to you: €250,000 conversions, €400,000 regions or €800,000 for Athens, Thessaloniki and the top islands — the rules compared.

September 15, 2026

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

PM Mitsotakis's 6 Sept 2026 announcement: property transfer tax for non-EU buyers from 3.09% to 15% (≈15.45% effective), planned from 1 July 2027 — not yet law. Scope 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: 15-25-35-45% 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

Greece Golden Visa Biometrics: The Appointment and One Trip

When the Greek Golden Visa biometric appointment happens, which visa to enter with, how long it takes and why it is the only trip you have to make in person.

August 26, 2026

Greece Golden Visa Processing Time 2026: Step by Step

How long the Greek Golden Visa takes in 2026: a stage-by-stage timeline from property purchase to residence card, typical durations and what speeds the process up.

August 25, 2026

Greece Golden Visa Renewal After 5 Years: Requirements

Renewing the Greek Golden Visa after 5 years: keep the investment, health insurance and a clean record — documents, timing and the 2026 changes. It is not automatic.

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 2026: Fees, Curricula, Athens

Compare international schools in Athens and Thessaloniki for Golden Visa families: IB, British and American curricula, annual fees, locations and admissions.

August 19, 2026

Greece Golden Visa: Can My Spouse Work in Greece?

The Golden Visa does not give a right to work. How a spouse can still work in Greece: employment-based permits, setting up a company and the 2026 rules.

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 (grandfathering) question, 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

Commercial to Residential Conversion: Greece Golden Visa Rules

Converting a commercial property to residential for the €250,000 Greek Golden Visa: change-of-use permit, documents, timing and what must be finished before you apply.

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

€250,000 Greek Golden Visa: How Conversion Projects Work

Greek residency from €250,000 through a commercial-to-residential conversion or listed-building restoration: the rules, documents, risks and what to check first.

August 6, 2026

Who Can Apply for the Greece Golden Visa in 2026?

Greece Golden Visa eligibility in 2026: who qualifies by nationality and age, which family members can join (spouse, children under 21, parents) and the documents.

August 5, 2026

Greece Golden Visa Airbnb Ban 2026: The €50,000 Fine Explained

Can you rent out a Greek Golden Visa property on Airbnb? The short-term rental ban, the €50,000 fine and permit revocation, and which long-term letting is allowed.

August 4, 2026

Greece Property Transfer Tax for Foreign Buyers (3.09%, 2026)

Greece's 3.09% property transfer tax for foreign buyers: how it is calculated, worked examples, exemptions and the planned 15% rate for non-EU buyers.

August 3, 2026

Greece Golden Visa Single Property and 120 m² Rule (2026)

Can you combine properties for the Greek Golden Visa? No — one property in every tier. Where the 120 m² minimum applies (€400k/€800k) and where it does not (€250k).

August 2, 2026

Greece Golden Visa 2026 Requirements: €250k, €400k, €800k

Greece Golden Visa requirements in 2026: the €250,000, €400,000 and €800,000 thresholds by region, the single-property and 120 m² rules, family members and the process.

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.