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In 2026 Greece is the only one of the three southern European countries (Portugal, Spain, Greece) that still has a property golden visa (from €250,000 to €800,000, with no minimum stay). Other routes: financial independence (FIP) and digital nomad with €3,500 a month of income, work and the Blue Card, the new Tech and Talent visas, and study. Greek citizenship is possible after 7 years of actual residence.
Why Greece?
- EU and Schengen member, and geographically the closest to Iran and Türkiye.
- The only property golden visa in southern Europe, with no obligation to live in Greece.
- Living costs lower than most of western Europe.
- 7-year citizenship, and dual citizenship is allowed.
Greek residency routes at a glance
| Route | Main requirement (2026) | Right to work |
|---|---|---|
| Golden visa | Property of €250k / €400k / €800k or a financial investment | No |
| Financial independence (FIP) | Passive income of €3,500 a month | No |
| Digital nomad | Net income of €3,500 a month from abroad | Remote work |
| Work, Blue Card, Tech and Talent | Job contract or a recognised degree | Yes |
| Study | Admission to a Greek university | Up to 20 hours a week |
Key changes in 2025 and 2026
- Law 5275/2026 (since 6 February 2026): most permits now last 3 years and renew for 3, you can switch permit type while a permit is valid, and there are new Tech and Talent visas and a 1-year post-study permit.
- New golden visa option: €250,000 invested in startups registered with Elevate Greece.
- Law 5226/2025: tougher treatment of irregular stay, and the route to legal status after 7 years of irregular stay has been abolished.
General steps
- Case assessment and choosing the route
- Getting a Greek tax number (AFM) and a bank account
- Applying at the Greek embassy or consulate — where to apply from Iran, Türkiye or Georgia
- Filing the residence application and biometrics in Greece — first steps after arrival
Frequently asked questions
What is the cheapest Greek golden visa?
€250,000 for converting a commercial property to residential or restoring a listed building, and €250,000 for investing in approved startups; an ordinary property purchase starts at €400,000 in most areas.
Can I work with a Greek residence permit?
The golden visa and financial-independence permits do not allow work in Greece; to work you need a work permit, a Blue Card or a Tech Visa.
After how many years can I get Greek citizenship?
After 7 years of legal and actual residence in Greece, passing a Greek language test (B1) and showing knowledge of history and culture. Citizenship in detail
Amounts and requirements reflect the rules as of October 2026. Have your case assessed by Imperial before you apply.
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