How Do You Get a Residence Permit in Greece? By Buying Property and Other Routes (2026)
Written by: Marcus M. Araz, MBA, PhD · Updated:
For Turkish citizens there are two realistic routes to residence in Greece: the Golden Visa by buying property, or the “financially independent person” permit with regular income from abroad. For the Golden Visa you need to buy a home worth at least €250,000 (€400,000 or €800,000 depending on the area and the type of property); the permit lasts 5 years and there is no obligation to live in Greece. For the financial independence permit it is enough to show passive income of at least €3,500 a month, and you do not need to buy a home. Neither gives the right to paid work in Greece. The digital nomad visa for remote workers and the work permit for those with a job offer are separate routes.
Routes to residence in Greece
| Route | Minimum requirement | Duration | Work in Greece | Government fee |
|---|---|---|---|---|
| Golden Visa (property) | A home worth €250,000, €400,000 or €800,000 | 5 years, renewable | No paid work | €2,000 + €16 card |
| Financial independence | Passive income of €3,500 a month (20 percent more for a spouse, 15 percent more for each child) | 3 years, renewable for 3 years at a time | None | €1,000 + €16 card |
| Digital nomad | €3,500 net a month from employers or clients abroad | 12 month national visa, then a 2 year permit | Only your work abroad | Visa €75 |
| Work permit | An invitation from an employer in Greece | Tied to the employment contract | Yes | €150 |
| Student | Admission to a Greek school or university | For the length of the studies | Up to 20 hours a week | €150 |
| Family reunification | A family member legally resident in Greece | Tied to the family member’s permit | Depends on the permit | €150 |
The amounts are taken from the Greek Migration Code (Law 5038). Children under 18 pay no Golden Visa fee.
Residence by buying property: Golden Visa thresholds
Under the Golden Visa the amount depends on where the home is and what type it is. In every tier you must buy a single property; you cannot reach the threshold by combining several small apartments.
| Tier | Where | Condition |
|---|---|---|
| €800,000 | Attica (Athens and its surroundings), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents (including Evia) | At least 120 m² of living space |
| €400,000 | The rest of Greece | At least 120 m² of living space |
| €250,000 | Anywhere | Conversion of a commercial building to residential, or restoration of a listed (protected) building; no floor area requirement |
In the €250,000 tier the conversion must be completed before the application. For a listed building, completing the restoration is a condition of the first renewal. For purchases after 1 September 2024 the full price must be paid before applying.
Short-term letting ban: A home bought under the Golden Visa may not be let for periods shorter than 60 days (Airbnb style); a breach can lead to the permit being withdrawn and a fine. Long-term letting is allowed. For a detailed breakdown and the eligible schemes in our portfolio see our Buying a home in Greece in our guide.
Residence without buying property: the financial independence permit
For retirees and anyone with regular income from abroad this is the simplest route. The income can be a pension, rent, interest or dividends; you must document that its source is lawful. The minimum rises with the size of the family:
| Family | Minimum monthly income |
|---|---|
| One person | €3,500 |
| With a spouse | €4,200 |
| Spouse and one child | €4,725 |
| Spouse and two children | €5,250 |
The permit is valid for 3 years and renewed for 3 years at a time. Neither you nor your family may work in Greece, as an employee or self-employed.
Remote workers: the digital nomad visa
If you work for an employer or clients abroad and earn €3,500 net a month, this visa lets you live in Greece (20 percent more for a spouse, 15 percent more for each child). You first obtain a national (type D) visa valid for up to 12 months, then switch to a 2 year residence permit before the visa expires. Under Law 5275, in force since February 2026, it is no longer possible to apply from inside Greece by changing category without a valid residence permit or long-stay visa; in practice the application is made at a Greek consulate before you travel.
Which route suits you?
| Your situation | Suitable route |
|---|---|
| You want a second home base in Europe and rental income | Golden Visa |
| You are retired or have regular passive income and do not want to buy a home | Financial independence |
| You run your business in Türkiye or elsewhere remotely | Digital nomad |
| You have a job offer from an employer in Greece | Work permit |
| Your child will study in Greece | Student permit; Golden Visa or financial independence for the family |
The Golden Visa’s biggest difference from the other routes is that it ties the permit to a property and sets no minimum stay: your permit stays valid even if you spend most of the year in Türkiye. The financial independence and digital nomad permits, by contrast, are designed for people who actually live in Greece.
From residence to citizenship
The general requirement for Greek citizenship is at least 7 years of continuous legal residence. The Ministry of the Interior’s citizenship guide lists property owner and investor residence permits among those that count towards the 7 years. Time alone is not enough, though: Greece must be the centre of your life, you must pass the written citizenship knowledge exam and show at least 5 years of economic integration. A Golden Visa holder who spends most of the year outside Greece will find these conditions hard to meet. For details see our Does the Greek Golden Visa lead to citizenship page.
Renewal timetable
Since the 2026 change, renewal is applied for within the 2 months before the permit expires. If you miss that window the application is still accepted within 3 months after expiry, but a fine of €100 is charged for each month of delay. For the Golden Visa it is enough that you still own the property.
Frequently asked questions
Does buying a home in Greece give you residence? Yes, if the home costs at least €250,000. The amount is €250,000, €400,000 or €800,000 depending on the area and the type of property, and it must be a single property. The permit lasts 5 years and is renewed as long as you keep the property.
What is the minimum amount needed for residence in Greece? By buying property, at least €250,000 (a home converted from a commercial building or a restored listed building). Without buying, a financial independence permit is available with passive income of at least €3,500 a month.
Can I work with a Greek residence permit? The Golden Visa and the financial independence permit do not give the right to work in Greece. With the digital nomad permit you may only carry on your work abroad. To work in Greece you need a work permit.
How long does a Greek residence permit take? After you apply you receive a temporary certificate that lets you stay legally. Printing the card can take months depending on demand; for the Golden Visa the title deed and full payment must be completed before you apply.
Can you travel in the Schengen area with a Greek residence permit? Yes. With a Greek residence card you can visit the other Schengen countries without a visa for up to 90 days in any 180. It does not give the right to live in another EU country.
Does a Greek residence permit cover the family? Yes. Under the Golden Visa and the financial independence permit your spouse and children can obtain permits in the same application; under financial independence the income requirement rises for each family member.
Do I have to live in Greece with a Golden Visa? No. The law states explicitly that time spent outside the country is no obstacle to the permit. But if you are aiming for citizenship you need to actually live in Greece.
Can a Greek residence permit lead to citizenship? Yes, with at least 7 years of continuous legal residence, living in Greece, passing the citizenship exam and economic integration. Golden Visa years count towards that period.
Related pages
Buying a home in Greece: Golden Visa, prices and the buying process, What you need to buy in Greece, the cost of buying a home in Greece, Does the Greek Golden Visa lead to citizenship and Countries offering a Golden Visa.
For the thresholds, the conditions and the Athens options, see our detailed guide: The Greek Golden Visa in 2026.
Sources
Permit types, durations and fees: Greek Migration Code, Law 5038 (articles 68, 100, 163 and 171) and the amendments made by Law 5100/2024. Golden Visa areas and the short-term letting ban: Ministry of Migration and Asylum circular, 24 September 2024. Financial independence income requirement: Joint ministerial decision 225679/2024. 2026 changes: Law 5275/2026. Citizenship requirements: Ministry of the Interior citizenship guide. Information compiled as of 21 September 2026.
How we help you with this
As capital.works®, the Overseas Property Centre, we represent selected developments in Greece. Every development live on the site has its price list, floor plans and completion schedule on its own page. We are an FCA authorised credit broker (FRN 1049015) and a member of the NACFB; the purchase, the finance, residency and post completion management are all run by one team.
Legal notice
capital.works® (YATIRIM UK LIMITED) is a property consultancy; it does not provide legal, tax or immigration advice. In Greece, the title transfer, tax number and Golden Visa application are handled by a lawyer registered in Greece. Golden Visa conditions can change with new legislation; confirm the current rules with your lawyer before deciding to buy.
The next step
Tell us your budget and which route suits you; we will work out the Golden Visa eligible schemes and the total cost with you: Contact us.