Authority Guide · 2026 Official Edition
Greece Immigration and Golden Visa Authority Guide 2026EUR 250k / 400k / 800k tiers · three-generation family scope · no stay requirement · Schengen mobility
This guide is prepared by OULANG INTERNATIONAL for international families comparing Greece residency by investment in 2026. It covers the Greece Golden Visa, property investment tiers, commercial-to-residential conversion, family inclusion, Schengen mobility, costs, timeline, compliance checks and the EU Long-Term Resident pathway under the current Greek legal framework.
Law 5038/2023
Greek framework
Local team
Athens execution
Greek lawyers
Legal review
Due diligence
Property route
GNTO licensed
Travel support
Renewal ready
Lifecycle service
1. Three Investment Routes and Typical Family Scenarios
Greece Golden Visa planning starts with the right route: EUR 250k commercial-to-residential, EUR 400k standard residential, or EUR 800k prime-location property. Each route fits a different family objective.
Lower entry cost · three-generation family
EUR 250k C2R Route
- Family profile
- Asia-based family planning for parents and one child
- Objective
- The main applicant wants European permanent residence for the family, Schengen mobility, and a future education option for the child, without relocating immediately.
- Property choice
- A compliant commercial-to-residential project in Athens at the EUR 250,000 threshold. The property is treated as one residential asset after legal use conversion and completion.
- Result
- The family received Greek permanent residence cards within the normal processing window, with no annual stay requirement and a renewable five-year permit.
- Cost logic
- Property price from EUR 250,000, plus transfer tax, legal, notary, land registry and residence-card government fees.
Greece Golden Visa 250k · commercial-to-residential · three-generation residency · no stay requirement
Education planning · Athens family districts
EUR 400k Residential Route
- Family profile
- Family comparing Athens international-school districts
- Objective
- The family focuses on northern Athens school access, long-term quality of life, and an EU residency route that can be held while business remains overseas.
- Property choice
- A single residential apartment above the statutory area requirement in a family-oriented Athens district, aligned with Greek Law 5038/2023.
- Result
- The residence application moved through legal due diligence, purchase, biometrics and card issuance, with long-term EU planning reviewed from day one.
- Cost logic
- EUR 400,000 property tier, plus approximately 3.09% transfer tax and professional costs depending on the transaction.
Greece Golden Visa 400k · Athens property · international schools · EU residency planning
Asset allocation · prime Athens property
EUR 800k Prime Route
- Family profile
- Entrepreneurial family seeking eurozone property exposure
- Objective
- The applicant wants a regulated EU residence asset, Schengen access for business travel, and a prime-location property with stronger long-term liquidity.
- Property choice
- A prime Athens apartment in a high-demand area, suitable for residence planning and euro-denominated asset allocation.
- Result
- The family obtained Greek permanent residence while keeping the property inside a managed long-term ownership and compliance plan.
- Cost logic
- EUR 800,000 prime-location property tier, plus transfer tax, legal, notary, registration and optional management fees.
Greece Golden Visa 800k · prime Athens real estate · Schengen mobility · eurozone asset planning
2. 2026 Policy Facts for Greece Golden Visa Applicants
These points summarize the visible policy and compliance issues international applicants should understand before making a property decision.
Greek Law 5038/2023
The current legal framework for the Greece Golden Visa, including the EUR 250k, EUR 400k and EUR 800k property tiers, single-property rules, area requirements and commercial-to-residential exemption.
2026 Short-Term Rental Rule
From 2026, properties used for the Greece Golden Visa cannot be used for short-term rental. Long-term rental or owner occupation is the compliant direction.
No Stay Requirement
Greek Golden Visa holders do not need to live in Greece to keep the permit. Renewal is based on maintaining the qualifying investment and following renewal procedures.
Three-Generation Family Scope
The program can include the main applicant, spouse, unmarried children under 21, and parents of both spouses, making it one of the broadest family scopes in Europe.
Schengen Mobility
Greek permanent residence allows visa-free travel across the Schengen Area, subject to the standard 90 days in any 180-day period travel rule.
EU Long-Term Residence Path
After five years of lawful residence, eligible applicants may consider the EU Long-Term Resident route if tax residence, stay, language and income conditions are met.
3. Greece Golden Visa Cost Checklist
The property price is only one part of the budget. Applicants should review taxes, legal work, notary costs, registry fees, residence-card fees, service scope and annual holding costs before committing.
- Property investment tier
- EUR 250k, EUR 400k or EUR 800k depending on route and location.
- Property transfer tax
- Usually around 3.09%; VAT may apply to specific new-build cases and must be checked case by case.
- Legal fee
- Commonly calculated as a percentage of property value, depending on due diligence and transaction scope.
- Notary fee
- Collected by the Greek notary for contract execution and related formalities.
- Land registry fee
- Paid when the ownership transfer is registered.
- Residence-card and government fees
- Government fees vary by applicant role and family composition.
- OULANG service fee
- Quoted transparently based on route, property search, filing and after-service scope.
- Annual ENFIA property tax
- Annual Greek property tax depends on property value, zone and characteristics.
4. Typical Process Timeline
Timing depends on documentation, property readiness and official processing. A disciplined file usually follows this sequence.
T+0
Initial assessment
Goals, budget, family scope and route selection.
T+7-14 days
Remote or in-person viewing
Property shortlist, video viewings or Athens inspection trip.
T+15-30 days
Legal due diligence
Title, encumbrance, planning and transaction-risk review.
T+30-45 days
AFM and bank coordination
Greek tax number, banking and payment-flow preparation.
T+45-60 days
Notary transfer
Contract signing, tax payment and ownership registration.
T+60-120 days
Biometrics and residence filing
Immigration submission, biometrics and card issuance follow-up.
5. Seven Checks Before Choosing a Greece Immigration Advisor
A strong advisor should not only sell a route. They should protect the transaction, compliance chain, filing logic, renewal path and post-purchase obligations.
- 1Can the advisor show a clear Greek-side operating basis and responsible team?
- 2Is the property route aligned with Law 5038/2023 and the current investment tier?
- 3Is a Greek lawyer involved before the client signs or transfers funds?
- 4Are taxes, notary costs, registry fees and service fees explained before commitment?
- 5Is the inspection trip handled through licensed, insured travel support when needed?
- 6Is there a plan for post-purchase tax, rental compliance, renewal and document retention?
- 7Can the team explain when a case should be escalated to human legal review instead of sales promises?
6. OULANG INTERNATIONAL Service Strengths
OULANG combines immigration planning, property advisory, legal coordination, licensed travel support, tax and post-purchase services around one Greece-based operating team.
Licensed immigration advisory
Greek government-recognized immigration and business-service framework.
Athens direct team
Local Athens execution instead of remote-only coordination.
Greek lawyer coordination
Due diligence, contracts, notary and transfer steps handled with local professionals.
Real estate association connection
Property transactions aligned with regulated Greek market practice.
GNTO-licensed travel support
Inspection trips and transfers can be handled through licensed travel operations.
China-side entity
Domestic signing and client coordination can be supported through the China entity.
5000+ served families
Operational experience across immigration, real estate, legal, tax and post-purchase services.
Pre-review before filing
Case screening and lawyer review reduce avoidable filing risk.
One-stop lifecycle
Property search, legal, transfer, residence filing, tax, renewal and management support.
China · Coordination channel
China-side client coordination
For clients who prefer domestic communication, document preparation and signing coordination can be supported through the China-side entity while the Greece-side execution remains anchored in Athens.
Book a consultationGreece · Athens HQ
OULANG INTERNATIONAL · Athens HQ
The Athens team coordinates property viewing, legal due diligence, tax number, banking, transfer, residence filing, property management and renewal follow-up with local professionals.
Learn about OULANG7. Why International Families Choose OULANG
Greece Golden Visa planning is not only about buying property. It is a regulated chain: route selection, property due diligence, legal transfer, residence filing, family documentation, renewal planning, tax and long-term compliance. OULANG builds that chain as one coordinated service.
OULANG INTERNATIONAL was founded in Athens and operates across real estate, business services, immigration and legal coordination, and licensed travel support. The goal is simple: help clients make a Greece decision with fewer blind spots, clearer responsibilities and a documented compliance path.
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