Greek Residency for UAE residents

UAE residents can get a Greece residency permit through the Greece Golden Visa program without relocating permanently to Europe. The most common route is investing in Greek real estate from €250,000, after which the investor and eligible family members can receive a 5-year renewable residence permit with access to the Schengen Area. Most of the process can be completed remotely from the UAE, while maintaining business, work, and tax residency in Dubai or Abu Dhabi.

Brief Overview of the Greek Residency Program

• The Greece Golden Visa is suitable for UAE residents seeking a European Plan B. Investors can maintain their business, work, and primary center of life in the UAE while gaining the right to live in Greece and travel freely across the Schengen Area.
• The most popular route is real estate investment. In 2026, investors can purchase qualifying property in Greece starting from €250,000 for renovated properties.
• The program is family-friendly. Applications can include a spouse, children, and parents of both the investor and spouse without increasing the minimum investment amount.
• Additional documents are required for UAE residents. Besides the standard package, applicants may need a UAE Residence Visa, Emirates ID, UAE police clearance certificate, and proof of residential address.
• Much of the process can be completed remotely from the UAE. Nearly all stages, including property selection, can be handled remotely. Usually, investors only need to visit Greece once for biometric submission.Почему резиденты ОАЭ выбирают Грецию в 2026 году?

Why UAE Residents Choose Greece in 2026

• Access to Europe without visas
  Greek residency allows investors and their families to live in Greece and travel visa-free across the Schengen Area. This is especially valuable for UAE residents who frequently travel to Europe for business, education, or personal reasons.
• Ability to maintain the center of life in the UAE
  The Greek Golden Visa does not require permanent residence in Greece to maintain the status. This makes the program convenient for investors who live, work, run businesses, or educate their children in the UAE while keeping their primary base there.
• European residency for the entire family
  The application can include not only the investor, but also a spouse, children, and parents from both sides of the family. This makes the program highly attractive for long-term family planning.
• Real estate as a tangible asset
  Investors receive not only residency rights, but also ownership of a valuable asset. Property prices in Greece increased by 7.8% in 2025, and purchased properties can generate stable euro income through long-term rentals.
• A future relocation option
  Greek residency allows UAE residents to maintain their lifestyle in the Emirates while securing a legal pathway to move to Europe if needed in the future. This may become important due to changes in family circumstances, business priorities, education planning, or international mobility needs.

How to Get Greek Residency Through Real Estate Investment

Investment Options

The most popular route to Greek residency is purchasing real estate. In 2026, different investment thresholds apply depending on the region and property type:

• €250,000 — renovated properties converted from commercial to residential use, or heritage buildings requiring restoration.
• €400,000 — purchase of a single property of at least 120 sq m in most regions of Greece.
• €800,000 — property in Athens, Thessaloniki, and islands with populations exceeding 3,100 residents.

Main Program Conditions

• Validity period
  The Greek residence permit is issued for 5 years and can be renewed as long as the investment is maintained.
• Applicant requirements
  Applicants must be over 18 years old, non-EU citizens, have no criminal record or entry restrictions, and possess valid medical insurance.
• Family inclusion
  Family members can obtain residency together with the investor without additional investment requirements.
• Payment conditions
  The property must be paid in full using the investor’s own funds. Mortgage financing does not qualify under the program.
• Rental income
  Properties may be rented out for long-term leases to generate regular income. Short-term rentals are prohibited under the program rules.

What Is Renovated Real Estate?

Renovated real estate in Greece refers to former commercial properties converted into residential units. These may include offices, warehouses, retail spaces, or apartment hotels acquired and fully redeveloped by developers.

As a result, the properties are transformed into modern residential complexes with upgraded engineering systems, European-standard insulation, high-quality finishes, and often fully furnished interiors. Investors ultimately receive a ready-to-use apartment.

Advantages of renovated real estate include:

• Lower investment threshold

The minimum investment starts from €250,000, below the standard thresholds for regular property purchases.

• Strong urban locations

Most renovated projects are located in Athens and Attica, allowing investors to access the program in prime city areas at the minimum threshold.

• Potential for capital appreciation

Due to strong demand in the Greek property market, well-located assets may appreciate in value over time.

• Turnkey solution

Developers manage key stages of the project, including design, approvals, construction, renovation, and final commissioning.

Family Options

The Greek Golden Visa allows residency not only for the main investor but also for family members.

The application may include:

• Spouse
• Children under 21
• Parents of the investor and the spouse

All family members receive residence permits under the same conditions and for the same duration as the main applicant. No additional investment is required for family inclusion. Residency can be renewed provided the investment is maintained and program requirements continue to be met.

Required Documents

• Passports for all applicants
• Photographs for each applicant
• Residence permit application forms
• Medical insurance from a Greek insurance provider
• Property purchase agreement
• Notarized transaction documents
• Proof of property ownership registration
• Receipts for government fees and duties
• Marriage certificate (if applicable)
• Children’s birth certificates (if applicable)
• Documents confirming relationship with parents (if applicable)
• Police clearance certificate
• Documents confirming the legal source of investment funds

Additional documents for UAE residents:

• Valid UAE Residence Visa
• Emirates ID
• UAE police clearance certificate
• Proof of residential address in the UAE

Alternative Investment Options for Greek Residency

Lease of Tourist Accommodation

One option is the long-term lease of tourist real estate. Investors may sign a lease agreement for hotel accommodation or furnished tourist residences within a resort complex for at least 10 years and apply for Greek residency on this basis.

Bank Deposit

Another option is placing a deposit in a Greek bank. The deposit must be maintained throughout the validity period of the residence permit. The minimum amount is €500,000.

Investment in Greek Companies

Residency can also be obtained through investment in a company registered or operating in Greece. The minimum threshold is €500,000. The investment may involve participation in a share capital increase or the purchase of corporate bonds.

Government Bonds

Investors may choose to purchase Greek government bonds. The minimum investment amount is €500,000, and the bonds must have a remaining maturity of at least three years at the time of purchase. Transactions are conducted through a Greek financial institution, which also confirms the maintenance of the investment.

Investment Funds

Another route involves purchasing units in an investment fund. The minimum threshold for this option is €350,000. The fund must invest in Greek assets such as shares, corporate or government bonds, or Greek real estate, depending on the fund structure.

Step-by-Step Application Process

Step 1. Free Consultation

Astons specialists conduct a preliminary assessment of the investor’s eligibility for the Greek program. Experts then recommend the most suitable residency strategy for the applicant and family members, including direct applications or combined solutions where necessary.

Step 2. Document Preparation

The Astons team assists with collecting and preparing the required documentation. In addition to the standard package, UAE residents usually need an Emirates ID, proof of valid UAE residency, and a UAE police clearance certificate.

If the applicant previously lived in another country or recently obtained UAE residency, additional certificates from the country of citizenship or previous residence may also be required. All UAE-issued documents must be translated and legalised for use in Greece.

Step 3. Property Selection

Astons specialists prepare a selection of properties matching the investor’s budget, objectives, and program requirements. Investors may travel to Greece for in-person viewings or select properties remotely through online tours arranged by the team.

After choosing a property, it can usually be reserved with a deposit of approximately 10% of the purchase price.

Step 4. Property Purchase

After the property is selected, Astons lawyers conduct full legal due diligence on the transaction. The final purchase agreement is then signed before a notary, and the investor pays the property price, taxes, and government fees.

Personal presence in Greece is not mandatory at this stage, as the transaction can be completed remotely through a lawyer acting under power of attorney.

Step 5. Submission of the Residency Application

Once the transaction is completed, the Greek residency application is submitted. The application may include a spouse, children under 21, parents of the investor, and parents of the spouse.

After submission, the investor and family members receive a temporary residence document known as the White Paper, valid during the application review period.

Step 6. Receiving the Greek Residence Permit

The investor and family members must personally visit Greece to provide biometric data, including fingerprints and photographs.

After approval, the migration authorities issue residence permit cards. Astons lawyers can collect the completed documents and send them to the client’s residential address.

The residence permit card is valid for 5 years and can be renewed multiple times as long as the investment is maintained.

Astons experts help investors choose the most effective strategy for participating in available residency by investment programs. The company assists with document preparation, explains legal considerations, and supports investors throughout every stage of the residency process. More details and tailored solutions based on investment goals and budget are available during a free consultation.