Greece vs Portugal Golden Visa 2026: Property Buyer's Guide
A head-to-head look at how the Greek and Portuguese Golden Visa routes work in 2026, what they cost, and which fits a property-led investment plan.
The Golden Visa map looks very different in 2026 than it did a few years ago. Greece still ties residency directly to real estate, while Portugal has moved its programme away from property and toward funds and other qualifying investments. This guide compares both routes for property buyers, so you can see where bricks-and-mortar still earns residency and where it no longer does. Treat every figure here as a typical range and confirm the current rules with a licensed local lawyer before committing funds.
Who can buy and what each programme now covers
Both Greece and Portugal are open to non-EU buyers, with no general ban on foreign property ownership in either country. The key 2026 difference is the link between buying and residency. Greece runs a real-estate-based Golden Visa: qualifying property investment grants residency for the investor and family. Portugal, after its 2023-2025 overhaul, removed residential property from the eligible investment list, so its Golden Visa now centres on regulated funds, business or job creation rather than buying a home. You can still buy property freely in Portugal, but a purchase alone no longer earns the visa. Restrictions are limited but real: certain Greek border zones need extra approval, and some Portuguese coastal and high-density urban areas were excluded even before the property route closed. Confirm zoning and eligibility locally.
Step-by-step: from offer to residency permit
The Greek property route runs roughly as: get a Greek tax number (AFM), open a local bank account, sign a preliminary agreement, complete due diligence and title checks, transfer funds through traceable banking channels, sign the notarial deed, register the title, then file the Golden Visa application with biometrics. Expect several months end to end. In Portugal you would instead pick a qualifying fund or eligible investment, complete compliance and source-of-funds checks, make the investment, then apply for residency and attend a biometrics appointment. Both countries require a clean criminal record, valid health insurance and proof of lawful funds. Using an independent, English-speaking local lawyer (not one referred by the seller) is strongly advised in each case. Timelines and document lists shift, so verify the latest checklist with your lawyer.
Costs, taxes and minimum investment
In Greece, the real-estate Golden Visa threshold is tiered by location: lower-cost areas typically start in the region of a few hundred thousand euros, with higher minimums in prime zones such as central Athens, Thessaloniki and popular islands. Portugal's qualifying investment minimums for funds sit broadly in a similar six-figure range. On top of the investment, budget for transfer tax, VAT where it applies, notary and registration fees, legal fees and application and residence-card charges, which together often add roughly 8-15 percent. Annual property tax in Greece (ENFIA) and Portugal's IMI are modest but ongoing. Rental and capital-gains income are taxable in both. These percentages are indicative only; tax rules change frequently, so confirm exact rates and exemptions with a licensed local tax advisor.
Financing and mortgages for non-residents
Golden Visa qualifying amounts must generally come from your own funds, so a mortgage rarely counts toward the investment threshold itself. That said, both countries offer mortgages to non-residents for purchases above or alongside the minimum. Greek and Portuguese banks typically lend a lower loan-to-value to non-residents than to locals, often somewhere around 60-70 percent, with rates and terms depending on your income, nationality and the property. Expect to provide income proof, bank statements, tax returns and a clean credit picture, and to cover valuation and arrangement fees. Currency risk matters if you earn outside the euro. Because lending criteria and rates move with the market, get a written, current offer from a broker or bank before assuming any leverage. A mortgage tool can help you sanity-check affordability early.
Residency benefits and the common pitfalls
Greece's residency carries one of the lightest stay requirements in Europe, with no minimum days needed to keep the permit, and a long-term path to citizenship after extended residence and integration criteria. Portugal historically required only a few days per year and has a comparatively quicker citizenship timeline, though rules and counting of time are under active reform. Pitfalls to avoid: assuming Portuguese property still qualifies (it generally does not in 2026), overpaying in hyped developer schemes, skipping independent title and debt searches, underestimating total fees, and ignoring tax residency consequences in your home country. Renewals depend on keeping the qualifying investment in place. Treat marketing promises sceptically and verify every threshold, timeline and tax point with a regulated local professional before you transfer money.
FAQ
Can I still get a Portugal Golden Visa by buying property in 2026?
Generally no. Portugal removed residential real estate from its Golden Visa eligibility in its 2023-2025 reforms, so buying a home alone no longer qualifies. The programme now favours regulated funds, business creation or other approved routes. You can still buy property freely, just not for the visa. Confirm the current eligible-investment list with a licensed Portuguese lawyer.
Which country has the lower minimum investment?
It depends on location and route. Greece's property threshold is tiered, with lower minimums in less central areas and higher ones in prime zones like Athens and popular islands. Portugal's qualifying fund investment sits in a broadly comparable six-figure range. Because both adjust thresholds periodically, verify the exact current figures with a local advisor before deciding.
Do I have to live in Greece or Portugal to keep the visa?
Stay requirements are light in both. Greece historically requires no minimum days to retain the permit, while Portugal has required only a few days per year. Physical-presence and citizenship rules are under reform, so the days that count toward naturalisation may change. Always confirm the latest residency and renewal conditions with a regulated immigration lawyer.
What taxes will I pay as a foreign buyer?
Expect purchase-stage costs (transfer tax or VAT, notary, registration and legal fees) plus ongoing annual property tax (ENFIA in Greece, IMI in Portugal). Rental income and capital gains are taxable in both countries. Your home-country tax residency may also be affected. Rates change often, so confirm exact percentages and any exemptions with a licensed local tax advisor.
Can a mortgage count toward the Golden Visa amount?
Usually not. The qualifying investment typically must come from your own funds, so leverage rarely counts toward the threshold itself. You can still take a non-resident mortgage for purchases above the minimum, with banks often lending around 60-70 percent loan-to-value. Get a written, current offer, since lending criteria and rates shift with the market.
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