Investment Route Guide
Greece Golden Visa Through Property, from the UAE
UAE residents of many nationalities buy Greek property for a second base in Europe, a short direct flight away. What is different from the UAE: your passport decides whether you need a Schengen visa, UAE documents are attested, and source-of-funds checks look at UAE income and banking.
Updated 1 October 2026
Quick answer
Residents of the UAE can get a Greek golden visa by buying property worth €400,000 or more (€800,000 in Athens, Thessaloniki and the most popular islands). Whether you need a Schengen visa depends on your passport, not your UAE residence. UAE documents are attested by MOFA and legalised, and a police certificate from the UAE as well as your country of nationality is usually needed.
As of 1 October 2026
| Fact | Detail |
|---|---|
| Short visits | No visa needed for visits of up to 90 days in 180 (ETIAS will apply once it launches)Source · checked 2 October 2026 |
| Documents | Full legalisation: your country is not in the Apostille ConventionSource · checked 2 October 2026 |
| Double tax treaty | We confirm this for your case |
| Minimum | €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands; €400,000 elsewhere; €250,000 for commercial-to-residential conversion or listed buildings (Santorini and other border areas need a permit for non-EU buyers)Source |
What is different from the UAE
Passport, not residence, decides the visa
UAE citizens enter Greece without a visa; many UAE expatriates need a Schengen visa for the biometrics trip, which can usually be applied for in the UAE as a resident.
Documents from two countries
Expect police certificates from the UAE and from your country of nationality. UAE documents are attested by the UAE Ministry of Foreign Affairs and legalised for Greece.
Source of funds
Greek banks ask for evidence of where the money comes from. Salary certificates, end-of-service statements and UAE bank statements usually cover it; property sale proceeds need the sale documents.
Routes open to you
Figures are statutory minimums from official sources. Official fees are estimates and change; our own fees are quoted for your case.
Golden visa through property
Investors buying residential property, with family included.
- Minimum
- €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands; €400,000 elsewhere; €250,000 for commercial-to-residential conversion or listed buildings (Santorini and other border areas need a permit for non-EU buyers)
Not sure which route fits?
An adviser checks your eligibility from the UAE and replies within one working day.
Step by step from the UAE
Set the budget by area
Choose the tier: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands; €400,000 elsewhere; €250,000 only for commercial-to-residential conversions or listed buildings. Each property must be at least 120 m² for the higher tiers. Santorini and other designated border areas need a defence-ministry permit for non-EU buyers.
Get a Greek tax number and account
A lawyer can obtain your AFM tax number and open a Greek bank account under power of attorney.
Buy and register the property
Sign with a notary, pay from an account abroad through a Greek bank, and register the title. Short-term rental of golden visa property is not allowed.
Enter Greece and give biometrics
Travel to Greece (with a Schengen visa if your passport needs one) and give biometrics.
Receive the five-year permit
The permit is renewable every five years while you keep the property; there is no minimum stay.
Documents and legalisation
the UAE is not in the Apostille Convention, so public documents need the full chain: attestation by the issuing authority and the foreign ministry, then legalisation by the Greece embassy or consulate. Translate them with a sworn translator where required.
You will usually need a police certificate from the UAE and from every other country you have lived in recently.
Where to apply
The application is filed in Greece (usually by a lawyer under power of attorney); you must be in Greece legally for biometrics.
Tax: what to check before you move
General information, not tax advice. Tax points on this page are awaiting review by a tax specialist.
Buying property for residency
Off-plan and resale property can qualify when the developer, price and title meet the programme rules. We work with offplanproperty.com for off-plan projects, and with Belgrave Estates for relocation and resale searches, and check every purchase against the residency rules before you commit.
Advisers who speak your language
Speak to someone who knows the process from the UAE.
- William HarringtonHead of Middle East & GCCArabic, English, French
Sources and review
Last updated 1 October 2026
Parts of this page are awaiting review by our legal team; we confirm every point for your case before you apply.
Speak to a senior adviser
Not Sure Which Programme to Choose?
Book a one to one video consultation. We look at your goals, family and budget, then set out which programmes fit you, with the costs, timelines and next steps.
- Confidential, covered by an NDA
- Led by a senior adviser
- Final price shown before you book
Programme Review
You review your booking and pay securely on the next step.
Frequently asked questions
Can I apply for the Greek golden visa while living in Dubai?
Yes. The application is filed in Greece by a lawyer; you travel once for biometrics.
Do I need a Schengen visa as a UAE resident?
It depends on your passport. UAE citizens do not; many other nationals do, and can usually apply in the UAE.
Is there a tax treaty between the UAE and Greece?
Yes, a double tax treaty is in force; rental income from Greek property is taxable in Greece.
Can my children study in Greece?
Children included in the permit can study in Greece as residents.
Which route suits me best?
It depends on your goal: living in the country, a second passport, tax planning or a base for your family. The routes on this page are ranked by fit for people moving from your country.
How long does it take to move?
Timelines depend on the route, the completeness of your file and government processing. Each programme page shows its published processing range.
Explore further
Programmes, guides, insights and tools related to this page.