Greece or Italy: Residence Permit for Investment in 2026

Brief Verdict and What Suits Whom

In short: Greece is a passive seaside asset where money is invested in real estate and remains yours, with no residency requirements. Italy is an investment in the economy (startup, company, or government bonds) with a shorter initial status, flexible exit, and a separate tax regime for large capital.

• Choose Greeceif you want a tangible seaside property, minimal entry budget, and maximum freedom - you don't need to live in the country.
• Choose Italyif you are an entrepreneur or investor ready to commit capital to business or bonds, value fast status approval, and are considering a flat tax on worldwide income.

Both programs lead to Schengen and the prospect of EU citizenship - but via different paths and timeframes.

Comparison Summary Table

2026 figures and conditions side by side - to see the difference in one minute.

Greece: golden visa for real estate

The Greek program is a classic residence permit for real estate investment. You purchase a property, obtain a five-year residence permit for the entire family, and are not required to live in the country for a single day for the status to be renewed. Detailed conditions are reviewed in our overview Greece's golden visa.

Following the 2024 reform, which applies in 2026 as well, the threshold depends on the zone:

• 800 000 € - Attica (Athens), Thessaloniki, Mykonos, Santorini, and islands with a population exceeding 3,100 people. Property must be at least 120 sq. m as a single unit.
• 400 000 € - Other regions of the country, also from 120 sq. m.
• 250 000 € - Special route: conversion of commercial or other premises into residential, as well as restoration of historical heritage sites. The most budget-friendly, but also the most complex option.

The main value is the asset itself. Real estate remains in your ownership, can be rented out (income by the sea in tourist zones is substantial) and sold upon program exit. This is not a fund payment but an investment that works for you. Official rules and zones are published by Enterprise Greece.

Italy: investor visa for contribution to the economy

The Italian program works differently: funds go not into a personal asset but into the country's economy. You choose one of the instruments, and capital works for Italian business or the budget. Details are in our overview Italy's investor visa.

Investment options in 2026:

• 250 000 € - In an innovative Italian startup (the lowest threshold).
• 500 000 € - In shares of an existing Italian company.
• 1 million € - Charitable contribution to a project of public importance.
• 2 million € - In Italian government bonds.

The process logic is approval first, then money: you receive preliminary nulla osta, and only then transfer funds. This reduces risk: you do not invest capital blindly. The first residence permit is issued for 2 years, renewed in three-year periods while the investment is maintained. Conditions and instruments are published by the portal Investor Visa for Italy at the relevant ministry.

Full cost: what you will actually pay

The entry threshold is not the entire amount. Taxes, fees, and support are added to it. We calculate .

Greece. To the property cost, add transfer tax (approximately 3.09%) or VAT on new construction, notary, registration, lawyer, and government fees for residence permit cards—totaling approximately 7-10% of the property price. However, the property itself remains an asset, not an expense. Family members are included without additional investment—only fees per person are paid.

Italy. The investment is returnable (bonds are redeemed, stakes can be sold), but consular and immigration fees, lawyer services, translation, and document legalization are added to it. If you plan a flat tax—this is a separate 300,000 € per year on all foreign income plus 50,000 € per each family member. For those earning millions outside Italy, this is beneficial; for others, it is not.

Money conclusion: Greece is cheaper at entry and leaves you with a liquid asset; Italy requires more structural effort, but capital in bonds and stakes is returnable. We calculate an exact estimate for your situation at a free consultation.

Timeline and step-by-step process

The programs have different rhythms here.

Greece, step by step:

• Property selection and verification, account opening, and obtaining tax number AFM.
• Notarial deed and registration of ownership rights.
• Residence permit application, biometrics submission, card issuance.
• Timeline—on average 2-4 months from transaction to cards, largely depending on the pace of local authorities.

Italy, step by step:

• Application submission for nulla osta certificate online through the relevant portal.
• Certificate decision—approximately up to 30 days.
• Obtaining investor visa at the consulate, entry, transfer of investment within the established timeframe.
• Registration of residence status (permesso di soggiorno) after arrival. The entire process typically takes 3-6 months.

In terms of pure approval speed, Italy often leads due to the approval before money modelwhereas in Greece the timeframe depends on the real estate transaction.

What the status provides: access and residence

Both residence permits open the same core benefit - the right to live in the country and move freely within the Schengen zone for up to 90 days in every 180 days in other member states. The difference lies in the details.

• Greece does not require you to be in the country at all: you can not visit for years, and the status is renewed as long as the investment is maintained. This is maximum freedom for those who need a backup option in the EU.
• Italy formally does not impose a strict day requirement, but resident status implies a genuine connection to the country. If you aim for the flat tax, you will need to become a tax resident - and that already means your life interests are centered in Italy.

Neither program grants a passport immediately - this is a residence permit. We compiled a comparison with other European routes in the overview of Europe's golden visas 2026.

Family inclusion

Both programs are family-oriented, and this is a strong point for each.

• Greece includes a spouse, children (minors, as well as adult dependents up to a certain age) and - which is valuable - parents of both spouses. Everyone receives status under one investment, with no additional fees for each dependent.
• Italy includes a spouse, minor and dependent adult children, as well as dependent parents. Family members are added through family reunification procedures.

If the focus is bringing elderly parents through the program immediately, Greece appears more generous in scope. If balance between family and tax structure matters - Italy offers both layers, but relatives under the flat tax are paid separately (50,000 € per person).

Taxes: where and how much

This is arguably the main differentiator between the programs for a wealthy applicant.

Greece. The residence permit itself does not make you a tax resident - as long as you do not live in the country, worldwide income is not taxed there. For those who relocate, there is a separate preferential regime with a 7% rate on foreign income for pensioners and special regimes for new residents. Property tax (ENFIA) and rental income are standard.

Italy. The famous flat tax for new residents operates here. From January 1, 2026, the rate has been increased from 200,000 € to 300,000 € per year on all foreign income - regardless of whether you earned one million or one hundred million. For each family member - 50,000 € (previously 25,000 €). The regime applies for up to 15 years, and those who entered it before the increase keep the previous rate without retroactive effect. The entry condition is not being an Italian tax resident for at least 9 of the last 10 years.

Conclusion: Greece is more advantageous if you do not plan to become a local tax resident or you are a pensioner. Italy is a tool for large capital whose worldwide income is so substantial that the fixed 300,000 € turns out to be less than regular taxation.

Due diligence and support: what BRIDGES does

In both programs, the main risks lie not in the law, but in execution details, and these are precisely what we cover.

• For Greece we verify the legal clarity of the property: encumbrances, building permits, zone correctness and threshold accuracy (it is easy to confuse between 250,000, 400,000 and 800,000), real liquidity for future sale. We accompany the transaction at the notary's office and AFM registration.
• For Italy we verify the investment structure for the required instrument, prepare documentation for nulla osta approval so it passes on the first attempt, and calculate the viability of the flat tax in your specific situation - so the regime does not turn out to be more expensive than standard taxation.

For both countries, we pre-verify documents for source of funds: EU banks and immigration services are strict about capital source, and a weak file is a frequent cause of delays.

Common mistakes when choosing

• Confusing residence permit with passport. Neither Greece nor Italy grant citizenship for money - this is a residence permit, and EU citizenship is only possible through years of residence.
• Counting only the threshold. Real costs in Greece are 7-10% higher than the property price, and in Italy the flat tax represents separate hundreds of thousands per year.
• Buying a Greek property for the residence permit rather than for liquidity. An inexpensive property in an unfortunate location is difficult to sell later.
• Relying on Italy's flat tax without earning sufficient foreign income. With moderate income, the fixed 300,000 € is not advantageous.
• Not accounting for residence toward citizenship. Greece's visa-free residence permit does not bring you closer to a passport if you do not live in the country for 7 years.

Which program suits whom

We will narrow down the choice to scenarios.

• You need tangible assets by the sea. Greece: buy a house or apartment, rent it out, sell it if you wish - the money does not disappear.
• Minimum entry budget. Greece through the 250,000 € route (conversion to property) or 400,000 € in regions.
• Complete freedom, no requirement to live in the EU. Greece - residence is not required at all.
• You are an entrepreneur or venture investor. Italy: investment in a startup or company operates on a business and refundable basis.
• Large global income and tax optimization. Italy with a flat tax of 300,000 € per year.
• Fast status issuance. Italy through the approval-before-money model is often faster.
• Family with elderly parents. Greece has broader coverage of relatives without additional contribution fees.

Final verdict.

Greece and Italy do not compete directly - they address different needs. Greece - is a passive entry to the EU: real asset by the Mediterranean Sea, low threshold, freedom not to live in the country, and a shorter path to citizenship (7 years versus 10). Ideal for those who need a reliable backup home in Europe and property that remains theirs.

Italy - is a tool for active capital: money works in the economy, status is issued quickly, and for the very wealthy there is a flat tax that makes global income predictable. This is the choice of an entrepreneur and investor who is inclined toward the Italian lifestyle anyway.

The country does not ultimately decide, but your profile: budget, tax situation, willingness to live in the EU, and family composition. To break down your case and calculate both estimates, you can do so during a free consultation with BRIDGES GLOBAL - we will advise the route that will work specifically for you.