Greece Golden Visa for Turkish Citizens in 2026

The Greece Golden Visa is a residence by investment programme for non-EU citizens. It allows an investor to obtain a renewable residence permit. The required investment starts at €250,000 for specific real estate categories: properties converted into residential use^{[1]Source: Golden Visa rules, Greek Ministry of Migration and Asylum}.

Investors may also choose other options, including: 

• fund units; 
• fixed-term bank deposit;
• government or corporate bonds;
• investment in a Greek company.

The investor must keep the asset to renew the residence permit. While the residence permit is valid, the investor may switch to another investment option. The new asset must meet the Golden Visa threshold.

Real estate can generate rental income if the property is in demand and managed properly. Selected Greek rental properties show annual yields of up to 10%.

Investment funds also offer potential returns. Some fund-based options target 4–5% annually, but these figures are indicative and do not guarantee future income.

In the first quarter of 2026, Greece issued 2,886 new residence permits under the Golden Visa programme. Turkish citizens received 1,635 permits, which made Türkiye the second-largest country of origin among successful applicants^{[2]Source: Golden Visa statistics, Greek Ministry of Migration and Asylum}.

The Greece Golden Visa for Turkish citizens is often considered for practical reasons: Schengen mobility, proximity to Türkiye, family eligibility, euro-denominated investment, and a potential path to Greek citizenship by naturalisation.

1. Schengen Area travel

Turkish citizens need a Schengen visa to visit Greece for short stays. A Greek residence permit allows them to travel across the Schengen Area without applying for a separate short-stay visa for each trip^{[3]Source: Schengen visa rules, European Commission}.

2. Residence in an EU country

The Greece Golden Visa gives Turkish citizens a legal basis to live in Greece while keeping their main residence elsewhere. The permit is issued for 5 years and may be renewed if the investor keeps the investment and continues to meet the programme requirements.

3. Proximity to Türkiye 

Greece is one of the closest EU countries to Türkiye. A direct flight from Istanbul to Athens usually takes around 1 hour and 30 minutes, which makes regular visits easier for investors who keep family, business, or property interests in Türkiye.

4. Residence for family members

A Turkish investor may include close family members in a Greece Golden Visa application. Eligible relatives include a spouse, children under 21, and dependent parents of the investor and their spouse.

5. Similar Mediterranean climate

Greece has a Mediterranean climate with mild winters and warm, dry summers. In Athens, average daily highs are around +13°C in January and +33°C in July^{[4]Source: Climate data, Hellenic National Meteorological Service}. This makes regular stays more familiar for Turkish families than relocation to colder EU countries.

6. Established communities in northern Greece 

Western Thrace has long-established Muslim communities, mainly in the regional units of Xanthi, Rhodope, and Evros^{[5]Source: Minority policy, Hellenic Ministry of Foreign Affairs}. For some Turkish applicants, this may make northern Greece feel more familiar than other EU destinations.

First-cycle programmes at Greek public universities are generally free of charge, while fees may apply to foreign-language programmes and postgraduate studies^{[6]Source: Higher education system, Eurydice}.

7. Asset diversification in euros

Turkish investors may diversify part of their assets in euros. This can be relevant when the investor’s income, savings, or business activity is exposed to the Turkish lira^{[7]Source: Exchange rate data, European Central Bank}.

In December 2025, annual inflation in the euro area stood at 1.9%, compared with 30.89% in Türkiye. A year earlier, the same year-on-year indicators were 2.4% and 44.38%, respectively. This gap is one reason Turkish investors often consider euro-denominated assets for long-term family and capital planning ^{[8]Source: Inflation comparison, Central Bank of the Republic of Türkiye}. This difference explains why euro-denominated assets are often considered for long-term family and capital planning.

8. Tax planning options

Property buyers in Greece usually pay transfer tax at 3% of the taxable property value. A municipal levy of 3% is charged on the main transfer tax, which brings the effective rate to 3.09%.

Greece also offers an alternative taxation regime for eligible new tax residents. Under Article 5A of the Income Tax Code, an individual pays a lump-sum tax of €100,000 per year on foreign-sourced income for up to 15 tax years^{[9]Source: Alternative taxation, AADE}. The regime may be extended to relatives for €20,000 per person per year.

9. No permanent stay requirement for renewal

Golden Visa holders do not have to live in Greece permanently to renew the residence permit. This is important for Turkish investors who want an additional residence option but do not plan to move immediately.

10. Assets can be inherited

If the investor buys real estate, the property may become part of their estate and be transferred to heirs under applicable inheritance rules^{[10]Source: Property taxation, AADE}. This may support long-term family planning, especially when the investor wants to hold assets in euros.

11. Citizenship prospects

A Greece Golden Visa does not automatically lead to citizenship. However, non-EU citizens may apply for Greek citizenship after 7 years of permanent and legal residence in Greece, provided they meet language, integration, and other legal requirements.

Greece and Türkiye both permit dual citizenship^{[11]Source: Citizenship rules, Hellenic Ministry of Interior}. Therefore, Turkish nationals are not required to renounce their original passport when acquiring Greek citizenship, but they need to notify the Turkish authorities and update their civil registry records.

12. Education opportunities

Children of Golden Visa holders are eligible to live in Greece and apply to local schools or universities. Greece has 24 public higher education institutions, including the National and Kapodistrian University of Athens and Aristotle University of Thessaloniki.

The Greece Golden Visa is available to non-EU citizens who make an investment in Greece. Turkish citizens may apply as main investors if they meet the programme requirements, confirm the legality of funds, and have no restrictions that prevent them from obtaining residence.

Requirements for the main applicant

The main applicant must: 

• be over 18; 
• hold a valid passport; 
• have medical insurance valid in Greece;
• complete the investment. 

The investor also pays the state fees and submits biometric data after the application is filed.

Requirements for family members

A Turkish investor may include close family members in the Greece Golden Visa application. Eligible family members usually include:

• spouse or registered partner;
• children under 21;
• dependent parents of the investor;
• dependent parents of the spouse.

The investment amount does not increase because of the number of relatives included, but each family member needs a separate residence permit card and a set of personal documents.

Documents for Turkish applicants

Turkish applicants prepare personal documents, investment documents, and proof of family ties if relatives are included. Documents issued in Türkiye or another foreign country need to be translated into Greek and apostilled or legalised before submission.

The main applicant usually provides:

1. Completed application form.
2. Valid passport or another travel document recognised by Greece.
3. Four recent passport photos in print and digital form.
4. Medical insurance valid in Greece.
5. Proof of payment of state fees.
6. Proof of the investment.
7. Greek tax identification number, if required for the investment route.
8. Power of attorney, if representatives act on behalf of the applicant.
9. Documents that confirm the purchase of the property for a real estate investment.

Family members provide their passports, photos, medical insurance, and documents confirming the family relationship. 

Immigrant Invest professional support helps check whether documents meet the formal requirements before submission. This is important because errors in translations, apostilles, names, dates, or investment documents may delay the application or lead to additional requests from the authorities.

Turkish citizens may apply for the Greece Golden Visa through real estate, financial assets, or business investment. The route depends on the investor’s budget, expected level of involvement, and plans for using the asset.

Buying property remains the most common way to obtain Greece residence by investment. It gives the investor a tangible asset in euros and may suit applicants who plan to use the property for family stays, long-term rental, or future resale.

€250,000 — conversion and restoration projects

The lowest real estate threshold applies to specific property categories. Turkish investors may qualify by purchasing a commercial property that is converted into residential use, or a listed building that is restored by the investor.

This route may be suitable for applicants who are ready to work with a reconstruction or restoration project. Before reserving a property, the investor needs to check its legal category, planning status, and whether the conversion or restoration meets Golden Visa rules.

€400,000 — residential property in most regions

Turkish investors may buy residential property in regions where the higher €800,000 threshold does not apply. These are Greek islands with fewer than 3,100 residents and areas outside Attica, Thessaloniki, Mykonos, and Santorini.

The property must usually be at least 120 m² and purchased as a single property. This route may suit investors who consider mainland regions, smaller cities, or less tourist-heavy areas where the Golden Visa threshold remains lower.

This option may suit applicants who want a completed home outside the most expensive Golden Visa zones. The property may be used by the family or rented out under a long-term agreement, provided the use complies with the programme rules and local regulations.

€800,000 — residential property in high-demand areas

The higher threshold applies to Attica, Thessaloniki, Mykonos, Santorini, and Greek islands with more than 3,100 residents. These locations are usually considered for stronger infrastructure, rental demand, international schools, healthcare, or lifestyle reasons.

For Turkish families who plan to live in Greece, Attica and Thessaloniki are often the most practical choices. However, the Golden Visa threshold for standard residential property is higher there than in most other regions.

Golden Visa properties bought under the €400,000 and €800,000 routes cannot be used for short-term rental or commercial activity. Investors who plan to generate income should assess long-term rental demand, taxes, management costs, and maintenance expenses before purchase.

Selected Greek rental properties may show annual yields of up to 10%, according to Immigrant Invest market estimates. This figure is indicative and does not guarantee future income.

Alternative investment options

The Greece Golden Visa is not limited to real estate. Turkish citizens may also choose financial or business investment routes if they prefer not to manage property in Greece.

Alternative routes may suit applicants with a specific portfolio strategy, lower interest in property management, or business plans in Greece. The investment must be maintained for the residence permit to be renewed.

Turkish investors may qualify by making one of the following investments:

1. Purchase at least €350,000 in units of a mutual fund focused on Greek assets.
2. Purchase at least €350,000 in units of an Alternative Investment Fund investing in Greece.
3. Place at least €500,000 in a fixed-term deposit with a Greek bank.
4. Sign a long-term lease or timeshare contract for tourist accommodation at the same thresholds as a real estate purchase of €400,000 or €800,000.
5. Invest at least €500,000 in a Greek company.
6. Invest at least €500,000 in a Greek real estate company.
7. Invest at least €500,000 in a business holdings capital company.
8. Buy at least €500,000 in Greek government bonds.
9. Invest at least €800,000 in listed corporate or government bonds.

Financial routes may reduce the need to choose and maintain a property. However, they still involve investment risk, fees, and renewal requirements. Applicants should check whether the selected asset fully qualifies before transferring funds.

Greece’s property market continues to attract foreign buyers, including Turkish investors who consider the Greece Golden Visa. The market has shown price growth, strong demand in major cities, and steady interest in euro-denominated real estate.

Property prices continue to rise

According to the Bank of Greece, apartment prices increased by 7.6% year-on-year in the fourth quarter of 2025^{[12]Source: Property price indices, Bank of Greece}. Across 2025, apartment prices rose by 7.8% on average, after a 9.1% increase in 2024.

Price growth differed by region. In 2025, apartment prices rose by 5.9% in Athens, 8% in Thessaloniki, 10.5% in other cities, and 8.6% in other areas of Greece, compared to 2024 prices.

New apartments also remained in demand. In 2025, prices for new apartments up to 5 years old increased by 7.4%, while prices for older apartments rose by 8.1%. Newer properties may be more attractive to buyers who value energy efficiency, lower repair costs, and easier rental management.

Rental yields vary by city

Residential property in Greece may generate rental income, but returns are not guaranteed. They depend on the location, purchase price, tenant demand, taxes, maintenance, and property management costs.

Average gross residential yields were^{[13]Source: Rental yield survey, Global Property Guide}: 

• 5.4% in Athens;
• 4.8% in Patra;
• 4.4% in Thessaloniki;
• 4.2% in Volos;
• 4.2% in Heraklion;
• 3.5% in Kavala. 

These figures are gross yields before taxes and expenses.

For Turkish investors, Athens and Thessaloniki are often practical choices because they combine transport links, healthcare, education, and rental demand. Coastal cities and islands may be suitable for lifestyle use or seasonal demand, but investors need to check local rental rules and Golden Visa restrictions before buying.

Foreign capital supports the market

Real estate remains an important part of foreign investment in Greece. In 2024, foreign investment in Greek property reached around €2.75 billion, compared with €2.13 billion in 2023^{[14]Source: Real estate FDI, Bank of Greece}.

Foreign demand comes from several groups, including investors from: 

• Türkiye, 
• China, 
• Lebanon, 
• the UK. 

For many non-EU buyers, Greek property is linked to residence planning, Schengen mobility, and asset diversification in euros.

Many Greek developers, agencies, and lawyers work with foreign buyers remotely. Turkish investors may use virtual property viewings, online reservation procedures, bilingual support, and a power of attorney to complete part of the transaction without frequent travel.

Turkish investors who buy property in Greece pay taxes on ownership and on Greek-sourced income, such as rent. Tax obligations depend on the property value, location, use, and the investor’s tax residence.

Annual property tax

Property owners in Greece pay the Unified Property Tax, ENFIA. The tax is assessed every year on the property owned on January 1st. Foreign residents who own real estate in Greece also submit the E9 property statement to the Greek tax authority.

ENFIA is calculated based on the property data declared in the E9 statement. The amount depends on the property type, size, location, zone value, age, floor, and other characteristics.

Indicative ENFIA rates are:

1. €2 to 16.20 per m² for buildings;
2. €0.0037 to 9.25 per m² for land, depending on its location and use;
3. Additional charges if the total value of the taxpayer’s Greek real estate exceeds €500,000.

Rental income tax

If a Turkish investor rents out a Greek property, the income is taxed in Greece as income from immovable property. The tax is progressive:

• 15% on income up to €12,000;
• 35% on income of €12,001 to 35,000;
• 45% on income above €35,000.

Non-tax residents of Greece are taxed only on Greek-sourced income, including rental income from Greek property. Foreign income is not taxed in Greece unless the investor becomes a Greek tax resident.

Maintenance costs

Property owners also need to budget for regular expenses that are not taxes. These may include utilities, insurance, accountant fees, rental agency fees, and property management.

Monthly costs often depend on the property type, building condition, location, and whether the owner rents it out. As an indicative estimate, owners may spend €150 to 300 per month on maintenance, while larger or premium properties may require a higher budget.

A Greece Golden Visa may become a first step towards Greek citizenship, but it does not grant a passport automatically. Turkish investors need to live in Greece and meet the general naturalisation requirements.

Non-EU citizens may apply for Greek citizenship after 7 years of legal and permanent residence in Greece. This means that the applicant lives in Greece for at least 183 days a year and can prove that Greece has become their main place of residence^{[15]Source: Naturalisation rules, Hellenic Ministry of Interior}.

To qualify for citizenship by naturalisation, an applicant usually needs to:

1. Hold a valid residence permit.
2. Have no serious criminal convictions.
3. Prove knowledge of the Greek language, history, geography, culture, and political system.
4. Demonstrate economic and social integration in Greece, for example, through employment, property ownership, children’s education, or participation in local community life.
5. Submit tax returns and other documents that confirm actual residence.

Before applying for naturalisation, foreign nationals obtain the Certificate of Knowledge Adequacy for Naturalisation. The exam checks knowledge of the Greek language and elements of Greek history, geography, culture, and civic life.

The process includes a declaration of naturalisation and an application to the competent citizenship authority. Supporting documents include: 

• passport;
• residence permit;
• proof of legal residence;
• birth certificate;
• tax returns;
• documents that confirm integration in Greece.

The first naturalisation application fee is €700. If the application is rejected and the applicant applies again, the fee is €200 for each subsequent application. Processing may take longer than the formal administrative timeframe, depending on the authority workload and the applicant’s case.

Greece allows dual citizenship. Greek law does not generally require Turkish nationals to renounce Turkish citizenship when they acquire Greek citizenship.

Türkiye also recognises multiple citizenship, so Turkish nationals are not required to renounce their original passport when acquiring Greek citizenship. However, they need to notify the Turkish authorities and update their civil registry records.

With a Greek passport, one may visit 117 countries without a visa. In comparison, a Turkish passport opens visa-free access to 72 countries.

Greece is not the only European country that offers residence by investment to non-EU citizens. Turkish investors may also consider programmes in Portugal, Malta, Italy, Latvia, Cyprus, and Hungary.

Greece may suit investors who want to buy property, obtain a 5-year residence permit, and keep flexibility over relocation. Other countries may be more relevant for applicants who prefer permanent residence or a shorter route to citizenship.

Turkish investors receive support from Immigrant Invest throughout the Greece Golden Visa process. Our team helps select a suitable investment route, prepare documents, pass preliminary Due Diligence, submit the residence permit application, and receive residence cards for the investor and eligible family members.

Immigrant Invest has an office in Türkiye. This allows Turkish clients to receive in-person support closer to home, discuss the process in a familiar environment, and coordinate the Greece Golden Visa application without unnecessary travel.

After approval, the company remains involved in practical matters in Greece. Immigrant Invest assists with opening a Greek bank account, obtaining a tax number, preparing police conduct certificates, renewing residence cards, replacing lost or expired cards, and adding eligible family members to the application.

1. The Greece Golden Visa allows Turkish citizens to obtain a renewable 5-year residence permit by making an investment of at least €250,000. 
2. Turkish investors may choose between several investment routes. The most common option is real estate, but the programme also allows investment in funds, bank deposits, bonds, and Greek companies.
3. The Greece Golden Visa is often considered by Turkish families for Schengen Area travel, proximity to Türkiye, residence in an EU country, and asset diversification in euros. 
4. Close family members may be included in the application. Eligible relatives include a spouse or registered partner, children under 21, and dependent parents of the investor and their spouse.
5. The Golden Visa does not automatically lead to citizenship. Turkish investors may apply for Greek citizenship after 7 years of legal and permanent residence in Greece.