- The Golden Visa investment threshold in high-demand areas like Athens, Thessaloniki, Mykonos, and Santorini is €800,000 as of 2026.
- Digital Nomad Visa holders can benefit from a 50% income tax reduction for the first seven years if they commit to staying in Greece for at least two years.
- The Golden Visa offers a direct path to permanent residency without physical stay requirements, whereas the Digital Nomad Visa requires significant time spent in-country.
- Digital Nomad applicants must demonstrate a minimum stable monthly income of €3,500 after taxes.
- Both visas allow for family reunification, but only the Golden Visa provides an immediate five-year residency permit.
Greece Residency Comparison: Digital Nomad vs. Golden Visa
Choosing between the Greece Digital Nomad Visa (DNV) and the Golden Visa (GV) depends on whether you prefer to leverage your monthly income or your capital assets. The DNV is designed for remote employees and freelancers earning outside Greece, while the GV is a residency-by-investment program focused on real estate or capital contribution.
2026 Comparison Table: At a Glance
| Feature | Digital Nomad Visa (DNV) | Golden Visa (GV) |
|---|---|---|
| Primary Requirement | €3,500 monthly remote income | €250,000 - €800,000 investment |
| Initial Permit Duration | 1 or 2 years | 5 years |
| Right to Work in Greece | No (Remote only) | No (Investment/Management only) |
| Physical Presence Req. | >6 months/year to maintain | None required |
| Path to Citizenship | 7 years of residency | 7 years of residency |
| Tax Benefit | 50% tax break (if eligible) | Non-Dom tax regime options |
| Processing Time | 1-3 months | 6-12 months |
Document Checklist for Applicants
To streamline your application process in 2026, ensure you have the following documents prepared for your legal representative:
- Valid Passport: Must have at least six months of validity remaining.
- Proof of Income (DNV): Employment contracts, bank statements, or pay stubs showing ≥€3,500/month.
- Investment Proof (GV): Notarized contract of sale and proof of funds transfer from a Greek bank account.
- Clean Criminal Record: An apostilled certificate from your country of origin or residence.
- Health Insurance: A private policy covering all medical expenses in Greece.
- Proof of Accommodation: A lease agreement or property deed.
- Greek Tax Number (AFM): Required for all financial transactions and visa steps.
2026 Investment Minimums: The €800,000 Threshold
The Greek government implemented a tiered investment structure to manage housing demand, making the Golden Visa more exclusive in "hot" real estate zones. As of 2026, the minimum investment amount depends entirely on the location and type of property you choose to acquire.
In the Administrative Region of Attica (including Athens), the Regional Units of Thessaloniki, Mykonos, Santorini, and all islands with a population over 3,100, the minimum investment is €800,000. This must be invested in a single property of at least 120 square meters. For the rest of mainland Greece and smaller islands, the threshold is €400,000.
There are specific exceptions where the lower threshold of €250,000 still applies. This includes the conversion of commercial properties into residential units or the restoration of listed (historic) buildings. Investors must complete the conversion or restoration before the residency permit is granted. You can find more details on these regulations at the Ministry of Migration and Asylum.
Income Requirements and Tax Breaks for Digital Nomads
The Digital Nomad Visa is the preferred route for high-earning professionals who wish to live in Greece while working for companies based abroad. To qualify, you must prove you are not employed by a Greek company and have no intention of entering the local Greek labor market.
The financial requirement is strictly enforced: you must earn a minimum of €3,500 per month. If you are bringing a spouse, this requirement increases by 20% (€4,200), and by an additional 15% for each child. These funds must be demonstrated through bank statements or official salary certificates.
One of the most significant advantages of the DNV is the specialized tax regime. Under Law 4172/2013, digital nomads who transfer their tax residence to Greece can claim a 50% exemption on their Greek-sourced income for seven years. To qualify, you must not have been a tax resident of Greece in the previous seven out of eight years and you must commit to staying in the country for at least two years.
Application Timeline: From Submission to Residency Card
The timeline for Greek residency varies significantly between the two programs due to the complexity of the underlying requirements. While the Digital Nomad Visa is largely administrative, the Golden Visa involves significant legal and real estate due diligence.
- Submission of Application: Digital Nomad applicants can often apply via a Greek consulate in their home country or through a dedicated digital portal. Golden Visa applicants typically start by obtaining a Greek Tax Number (AFM) and opening a Greek bank account.
- The "Blue Slip" (Vevaiosi): Once your application is submitted and biometrics are taken, you receive a temporary permit known as a "blue slip." This allows you to reside in Greece legally while your file is being processed.
- Biometrics Appointment: For both visas, you must visit a decentralized administration office in Greece to provide fingerprints and digital signatures.
- Final Approval: DNV approval usually takes 30 to 90 days. Golden Visa approval can take anywhere from 6 to 12 months, depending on the volume of applications in the specific municipality.
Breakdown of Government Fees and Legal Costs
Relocating to Greece involves several layers of costs beyond the primary investment or income requirement. It is essential to budget for administrative fees, translation services, and legal representation to ensure a successful filing.
- Government Filing Fees (Paravolo): For the Digital Nomad Visa, the fee is approximately €1,000 for the main applicant. For the Golden Visa, the state fee is €2,000 for the five-year permit.
- Legal Assistance: Legal fees for a Golden Visa typically range from €5,000 to €10,000, covering property due diligence and the residency application. DNV legal assistance is usually lower, ranging from €1,500 to €3,000.
- Additional Costs: Expect to pay for apostilles, official translations (certified by the Ministry of Foreign Affairs), and private health insurance premiums which can range from €300 to €800 annually per person.
Renewal Conditions for International Residents
Maintaining your residency status in Greece requires strict adherence to the renewal timelines and conditions specific to your visa category. Failure to renew on time can lead to the loss of your legal status and potential issues with re-entry.
The Digital Nomad Visa is typically issued for one or two years. To renew, you must prove that you still meet the €3,500 monthly income threshold and that you have spent at least six months per year in Greece. You must submit the renewal application at least two months before the current permit expires.
The Golden Visa is much more flexible. It is valid for five years and can be renewed indefinitely as long as you still own the qualifying property. There is no requirement to live in Greece to renew the Golden Visa, making it an ideal "Plan B" for investors who want European access without full-time relocation.
Common Misconceptions
"The Golden Visa allows me to work in Greece."
This is a common error. The Golden Visa grants you the right to live in Greece and manage your investments (such as being a shareholder in a Greek company), but it does not grant you the right to be employed by a Greek company. You would need a separate work permit for that.
"I can combine multiple small properties to reach the €800,000 limit."
Under the 2026 rules, for the high-threshold zones, the investment must be made in a single property. You cannot purchase four apartments worth €200,000 each to meet the €800,000 requirement in Athens.
FAQ
Can I switch from a Digital Nomad Visa to a Golden Visa?
Yes. If you are in Greece on a DNV and decide to purchase property that meets the investment thresholds, you can apply for a change of status. However, this requires a completely new application and the payment of all associated Golden Visa fees.
Is the Digital Nomad tax break automatic?
No. You must specifically apply for the 50% tax exemption through the Greek tax authorities (AADE) once you have established your residency. It is not granted automatically upon receipt of your visa.
Does the Golden Visa cover my parents?
Yes. One of the unique benefits of the Greek Golden Visa is the "three-generation" rule. It covers the main applicant, their spouse, children under 21, and the parents of both the main applicant and the spouse.
When to Hire a Lawyer
Navigating Greek immigration law is complex, especially with the 2026 changes to property zones and tax incentives. You should hire a lawyer if:
- You are purchasing real estate and need a title deed search to ensure the property is free of liens or encumbrances.
- You have a complex income structure (e.g., multiple freelance clients) and need to verify if you meet the DNV income requirements.
- You want to utilize the 50% tax reduction and need to ensure your tax residency is handled correctly to avoid double taxation.
- You are applying with a large family and need to coordinate multiple sets of documentation and apostilles.
Next Steps
- Assess Your Budget: Determine if you have the liquid capital for a €400,000-€800,000 investment or a stable monthly income of €3,500.
- Identify Your Location: If choosing the Golden Visa, decide if you prefer a high-value area like Athens or a more affordable region.
- Gather Financial Proof: Request formal letters from your employer or 12 months of bank statements to prove your remote income.
- Consult a Professional: Schedule a consultation with a Greek immigration attorney to review your documents and create a submission timeline.