Greece | Golden Visa

Applications cooled 43% while approvals rose 11%; Turkey holds 2nd place at 16%. Apartment prices eased to +5.7%, Athens yield 5.52%. Spain and Malta-CBI are closed — the September 2026 market picture, fully sourced.

Public school or international school in Athens? 2026 tuition fees (EUR 6,120-24,500), enrolment documents, the university route and what the Golden Visa gives your children — a fully sourced guide.

A Greek Golden Visa does not grant labour-market access — so public health insurance does not follow automatically. ESY, EOPYY, private cover and the out-of-pocket reality, fully sourced.

The National Housing Strategy 2026-2035 proposes a new Golden Visa category allowing a portfolio of properties instead of one — on condition they go exclusively to long-term rental. What is known, and what is not.

At TIF 2026 Prime Minister Mitsotakis announced that property transfer tax for non-EU buyers rises from 3% to 15%, effective 1 January 2027. Who is in scope, what is not yet decided, and what the arithmetic says.

MARKOPOULO MESOGAIAS · EAST ATTICA · GREECE GOLDEN VISA Markopoulo Mesogaias — Golden Visa Region Report Markopoulo Mesogaias is a municipality in the Mesogeia plain east of Athens, within the East Attica regional unit of the Attica administrative region. It combines an inland town centre with a wine-growing past, a coastal band opening to the Aegean, and a retail and logistics corridor that has grown around Athens International Airport. Location and Access Markopoulo sits cl

PIRAEUS · SOUTH ATHENS · GREEK GOLDEN VISA · REGION REPORT Piraeus — Golden Visa Region Report Piraeus is the maritime gateway of metropolitan Athens and Greece's largest port. Europe's busiest passenger port and one of the Mediterranean's leading container terminals, the city has become one of Athens' fastest-transforming districts over the past decade, driven by port investment, the metro connection and the regeneration of its waterfront. For investors, Piraeus combines mor

Business Daily reports Athens Riviera's blue-economy infrastructure is driving 20-30% premiums on luxury coastal property. Here is what it means for a Golden Visa investor.

A family of four in Athens budgets ~€3,000–3,900/mo with rent, a single person ~€1,180. Rent, bills, groceries, healthcare and schooling with sourced figures — Numbeo July 2026.

Approvals up 96%, Turkish investors +153% into second place, home prices +7.8%. Spain and Malta closed, leaving Greece standing. The July 2026 market snapshot — sourced.

Spain's Golden Visa closed on 3 April 2025. Greece nearly doubled approvals in 2025 and keeps its €250,000 conversion route. Current thresholds and the road map.

Buying costs 3.09% transfer tax (24% VAT suspended to end-2026), ENFIA while you hold, rental tax from 15%, capital gains tax suspended. All 2026 rates in one guide.

Athens leads Greece with a 5.4% gross rental yield; Kipseli tops 7%. City-by-city 2026 yields, prices and rents — a fully sourced investor analysis.

Complete 2026 checklist of Greek Golden Visa requirements and documents: eligibility, the property investment, source of funds, and every paper you must translate and apostille.

The Greek Golden Visa takes about 4–6 months from engagement to biometrics with a clean file. Full 2026 timeline stage by stage, what speeds it up, and current backlog status.

How international investors get Greek residency by investment in 2026: €250K–€800K thresholds by zone, the step-by-step process and timeline, costs, and how to choose an advisor. Greece has issued 79,056 permits.

HALKIDIKI · CENTRAL MACEDONIA · GREECE GOLDEN VISA Halkidiki — Golden Visa Region Report Halkidiki is mainland Greece’s great beach region — a three-pronged peninsula reaching into the northern Aegean below Thessaloniki, where pine forests run down to turquoise coves and long sandy bays. Its three "legs" — Kassandra, Sithonia and the monastic Mount Athos — give the region its unmistakable trident shape and its reputation as the summer playground of northern Greece and the wid

LEFKADA · IONIAN ISLANDS · GREECE GOLDEN VISA Lefkada — Golden Visa Region Report Lefkada — also written Lefkas — is the Ionian island you can reach by car. A short causeway and a floating swing-bridge link it directly to the Greek mainland, so there is no ferry to catch and no flight to book: you simply drive across. That single feature changes what island ownership can mean. Instead of a remote summer retreat dependent on boats and seasonal schedules, Lefkada is an island y

NORTH-EAST ATHENS · MAROUSI & HALANDRI · GREECE GOLDEN VISA North-East Athens (Marousi & Halandri) — Golden Visa Region Report North-East Athens is where the Greek capital keeps its blue-chip suburban address book. Strung along Kifisias Avenue as it climbs north from the city, Marousi and Halandri are established, green, affluent districts that combine corporate gravity with calm, family-oriented residential streets. For a Golden Visa investor, they offer something the touris

Image: Palaio Faliro, Athens Riviera, by George E. Koronaios — CC BY-SA 4.0 (Wikimedia Commons) ATHENS RIVIERA · NEO FALIRO · ELLINIKO · GLYFADA · GREECE GOLDEN VISA Athens Riviera — Golden Visa Region Report The Athens Riviera is the roughly 70-kilometre stretch of southern coastline that runs from Faliro Bay all the way to Cape Sounio, and it is Greece’s premier coastal address. This report focuses on its most dynamic inner section — the Neo Faliro to Elliniko to Glyfada co

AEGINA ISLAND · SARONIC GULF · GREECE GOLDEN VISA Aegina Island — Golden Visa Region Report Aegina is the closest Greek island to Athens — a Saronic Gulf escape that sits just a 25-minute high-speed ferry, or roughly 40 minutes by conventional boat, from Piraeus Port. That single fact reshapes what an island home can mean: instead of a remote summer retreat reachable only by plane, Aegina is a place you can live in year-round and still be in the centre of Athens within the ho

A general guide to the historic centre of Athens — the Kéntro — for the Golden Visa investor: the Acropolis on your doorstep, a direct metro to the airport, the Great Walk regeneration, a deep long-term rental market, prices and yields by neighbourhood, and the €250,000 commercial-to-residential conversion route.

A research-based guide to Peristeri, West Athens: metro-driven regeneration, a genuine value play on price per square metre, deep rental demand, and how it fits the 250,000 euro Golden Visa conversion route.

A research-based guide to Neo Irakleio in North Athens for Golden Visa investors: location, the Line 1 metro, proximity to the Marousi business district, residential character and the local property market.

A general Golden Visa investor’s guide to Nea Ionia, North Athens: Asia Minor refugee heritage, direct Metro Line 1 access with Line 4 on the way, an established community of ~67,000, and value-entry prices below the prime north-Athens average.