Greece Golden Visa from Dubai
Greece Golden Visa from $279,500, with Schengen access.5 year permit, no minimum stay, parents included.
The Greece Golden Visa gives a 5 year renewable residence permit to non EU investors who buy qualifying property. It is one of the most used European residence routes for investors in the UAE, and it lets you live in Greece and travel across the Schengen Area for up to 90 days in any 180.
- Property from about $279,500 for a converted or listed building, $447,200 in most of Greece and $894,300 in Athens, Thessaloniki, Mykonos, Santorini and large islands
- Government fee about $2,240 for the main applicant and about $168 per adult family member, children free
- We give our fee in writing before you pay anything
Greece plans a much higher property tax for non EU buyers from 2027.
The Greek government announced in September 2026 that transfer tax on homes bought by non EU citizens would rise from 3.09% to about 15.45%, with a start date reported as 1 July 2027. It is not law yet and the final rules may differ. The investment thresholds have not changed. Short term rentals are banned for Golden Visa property. We give our fee in writing before you pay anything.
Up to 90 days in any 180 in the other Schengen countries once your card is issued. The filing certificate alone does not allow Schengen travel.
Live in Greece as long as you like, or not at all. You do not need to visit to keep or renew the permit.
The permit does not allow paid work in Greece. You can own shares and be a non executive board member.
A European residence permit does not change UK or US visa rules. If your passport needs a UK or US visa today, it still will.
Greece Golden Visa at a Glance
- Programme
- Residence permit for investment activity (Golden Visa) under Article 100 of Law 5038/2023, as amended in 2024 and 2026
- Lowest investment
- About $279,500 (EUR 250,000) for a commercial building converted to housing or a fully restored listed building
- Most of Greece
- About $447,200 (EUR 400,000), one property of at least 120 sqm
- High demand areas
- About $894,300 (EUR 800,000) in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, one property of at least 120 sqm
- Government fee
- About $2,240 (EUR 2,000) for the main applicant, about $168 (EUR 150) per adult family member, about $18 per card, children free
- Permit
- 5 years, renewable for 5 years at a time while you keep the investment
- Minimum stay
- None
- Family
- Spouse or partner, unmarried children under 21 and the parents of both spouses
- Decision time
- Official estimate 50 to 60 days. In practice 6 to 9 months, sometimes longer.
- Schengen Area
- Travel without a visa for up to 90 days in any 180
- Work
- Not allowed
- Citizenship
- Only after 7 years of real residence in Greece, with Greek language and civics exams
Greece Golden Visa Changes in 2025 and 2026
- Since September 2024 the EUR 250,000 level only applies to conversions and listed buildings. Regular homes start at EUR 400,000 or EUR 800,000 and must be a single property of at least 120 sqm. The transition for older deals ended in 2025.
- Law 5275/2026 (6 February 2026) moved more of the process online and requires at least 2 years left on a permit when it is issued.
- A Ministry circular of 22 April 2026 defines a short term rental as under 60 days and targets hidden rebates and adverts for properties that do not qualify.
- In September 2026 the government announced a planned transfer tax of about 15.45% for non EU citizens buying homes. It is not law yet.
- Greece issued about 9,000 first permits in 2025, nearly double 2024, while new applications fell. Chinese and Turkish nationals hold most investor permits.
Greece Golden Visa Investment Options
- Converted or listed building
- About $279,500 (EUR 250,000). The conversion must be finished before filing, and a listed building restored before the first renewal.
- Home in most of Greece
- About $447,200 (EUR 400,000), single property, at least 120 sqm
- Home in high demand areas
- About $894,300 (EUR 800,000), single property, at least 120 sqm
- Greek investment funds
- About $391,300 (EUR 350,000) in a Greek mutual fund or alternative investment fund that invests in Greece
- Deposits, bonds and shares
- About $559,000 (EUR 500,000) in a Greek fixed term deposit, Greek government bonds, a real estate investment company or new shares or bonds of a Greek company
Non property amounts are as reported by Greek law firms. Confirm the current amount and the exact rules with a Greek lawyer before you invest.
How Much Does the Greece Golden Visa Cost for a Family?
One investment covers the whole family, so the total barely changes with family size. These estimates use the lowest route, a EUR 250,000 converted or listed property, and include the 3.09% transfer tax and the government permit fees.
- One adult
- About $290,400
- Couple
- About $290,600
- Couple and two children under 18
- About $290,600
- Couple, one child aged 18 to 20 and one child under 18
- About $290,800
- Couple, two children under 18 and two parents
- About $291,000
How the fees add up: the main applicant pays about $2,240, each family member aged 18 or over pays about $168 and children under 18 pay no permit fee. Every person also pays about $18 for the residence card.
Higher property levels: for a home in most of Greece (EUR 400,000) add about $172,900 to each total. For Athens, Thessaloniki, Mykonos, Santorini and large islands (EUR 800,000) add about $633,800.
Not included: notary (0.1% to 0.8% of the price plus VAT), land registry (about 0.6% plus VAT), the Greek lawyer, translations, travel to Greece for fingerprints, health insurance and our fee. We give our fee in writing before you pay anything. If the planned 2027 tax rise for non EU buyers passes as announced, add about $34,500 at the EUR 250,000 level.
Greece Golden Visa Costs and Fees
- Investment
- From about $279,500, see above
- Transfer tax
- 3.09% of the price today. VAT on new builds is suspended until 31 December 2026. See the planned 2027 rise above.
- Notary and land registry
- Notary from 0.1% to 0.8% of the price plus VAT, land registry fees of about 0.6% plus VAT
- Greek lawyer
- Agreed separately with the lawyer
- Government fee
- About $2,240 for the main applicant, about $168 per adult family member, about $18 per card
- Renewal
- About $2,240 again every 5 years
- Example
- One adult buying a EUR 250,000 converted property pays about $279,500 plus about $8,600 transfer tax and about $2,250 in government fees, before notary, lawyer and agent costs
- Not included
- Travel to Greece for fingerprints, translations, health insurance and our fee
Amounts are set in euros by law. USD figures use the European Central Bank rate of 3 November 2026 (1 EUR = 1.1179 USD) and are rounded, so the dollar amount you pay will move with the exchange rate.
Is the Greece Golden Visa Investment Refundable?
You keep the property. It is an asset you own and can sell later, but selling it ends the permit unless you replace it with another qualifying property.
Taxes, government fees and purchase costs are not recovered. If you rent the property out, only leases of 60 days or more are allowed, and you carry the risk of the developer, the resale price and rental income.
Who Can Be Included in the Greece Golden Visa
- Your spouse or registered partner
- Unmarried children under 21, including your spouse’s children in your custody. At 21 a child can move to a permit of their own.
- The parents of you and your spouse
- Adult children of any age who cannot support themselves because of a disability
Each adult family member pays a government fee of about $168. Children are free.
How to Apply for the Greece Golden Visa from Dubai
- Eligibility check. We look at your nationality, budget, family and source of funds before you commit.
- Greek tax number and bank account. A Greek lawyer can arrange both with your power of attorney.
- Choose and buy the property. The full price must be paid before filing, with the purchase deed and land registry certificate in your name.
- Your lawyer files online. You receive a filing certificate that lets you stay in Greece while the file is processed.
- Fingerprints in Greece. The investor, spouse, parents and children aged 6 and over must give fingerprints in Greece within 12 months. If your passport needs a Schengen visa for that trip, we arrange it from Dubai.
- Card issued. The 5 year permit is renewed online while you keep the investment.
Does the Greece Golden Visa Lead to Permanent Residence or Citizenship?
The Golden Visa is a renewable residence permit, not permanent residence. You can renew it every 5 years for as long as you keep the investment, with no stay requirement.
EU long term residence needs 5 years of actual residence in Greece. Greek citizenship needs 7 years of real residence plus a Greek language and civics exam, so time spent living in Dubai does not count.
Greece Golden Visa Risks to Weigh Before You Decide
- Planned tax rise. If passed as announced, the tax on a EUR 250,000 purchase by a non EU citizen would rise from about $8,600 to about $43,200.
- Slow processing. Plan for 6 to 9 months and a trip to Greece for fingerprints.
- Rental limits. Short term letting can cost you the permit and a fine.
- Political pressure. An opposition party proposed ending the property route in October 2026. The government rejected it, but rules can change.
- Nationality checks. Russian and Belarusian applicants have faced suspensions, and every applicant is screened.
- Property risk. Watch for overpriced properties and adverts for homes below the legal threshold.
Greece Compared With Other Residency Routes
Lowest entry
How Visa Doctor Will Help
Visa Doctor FZC is a UAE registered immigration services company (trade licence 4417571.01, Sharjah Publishing City Free Zone). We are not a government authorised agent for any programme, and we do not sell property or fund units or take investment money.
We explain the rules and the real costs, check your eligibility and documents, and, if you decide to proceed, help you reach an independent Greek lawyer who files the application. If your passport needs a Schengen visa for the fingerprint trip, we arrange that visa from Dubai. We give our fee in writing before you pay anything. We never promise approval, which belongs to the government involved.
Greece Golden Visa: Frequently Asked Questions
How much does the Greece Golden Visa cost?
The lowest investment is EUR 250,000 (about $279,500) for a commercial building converted to housing or a fully restored listed building. A regular home costs at least EUR 400,000 (about $447,200) in most of Greece and EUR 800,000 (about $894,300) in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and must be one property of at least 120 sqm. On top you pay 3.09% transfer tax, notary, land registry and lawyer fees, and a government fee of about $2,240 for the main applicant and about $168 for each adult family member. Visa Doctor gives its own fee in writing before you pay anything.
Does the Greece Golden Visa allow travel in the Schengen Area?
Yes. Once the residence card is issued you can travel to the other Schengen countries without a visa for up to 90 days in any 180 day period, and live in Greece without a time limit. The filing certificate you get while the application is processed does not allow Schengen travel.
Do I have to live in Greece?
No. There is no minimum stay to keep or renew the permit. You do have to travel to Greece once to give fingerprints, and EU long term residence or Greek citizenship needs real residence in Greece.
Can I include my parents?
Yes. Your spouse or registered partner, unmarried children under 21 and the parents of both spouses can be included under the same investment. Each adult family member pays a government fee of about $168, and children are free.
How long does the Greece Golden Visa take?
The official estimate is 50 to 60 days, but in practice most files take 6 to 9 months and some take longer. Buying the property, getting a tax number and opening a bank account add time before filing.
Can I rent out a Golden Visa property?
Only on long term leases. Short term rentals of under 60 days, such as holiday lets, are banned for Golden Visa property and can lead to the permit being cancelled and a fine of about $55,900 (EUR 50,000).
Does the Greece Golden Visa lead to citizenship?
Not on its own. Greek citizenship needs 7 years of real residence in Greece plus a Greek language and civics exam. Years spent living in Dubai while holding the permit do not count.
Is Visa Doctor a licensed agent for the Greece Golden Visa?
Greece does not license golden visa agents. Applications are filed by a Greek lawyer with your power of attorney. Visa Doctor FZC is a UAE registered immigration services company (trade licence 4417571.01) and is not a government authorised agent for any programme.
Sources and Last Check
Last checked 4 November 2026. Sources: the Greek government procedures portal entry for the golden visa programme; Article 100 of Law 5038/2023 and Article 171 on fees; Law 5275/2026; Ministry of Migration statistics as reported in October 2026; reporting on the September 2026 transfer tax announcement; and the ECB euro reference rate. This page is general information, not legal or tax advice.
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