Cross-country · Methodology · 2026 rules
Greece vs Cyprus Golden Visa, 2026
Both grant EU residency against a property purchase, but they are not the same product. Greece is cheaper to enter outside its prime zones and has no income test; Cyprus has a lower flat threshold but demands income proof — and a materially stronger tax architecture once you own. The side-by-side, with the 2026 numbers.
Greece vs Cyprus comparison table
| Dimension | Greece | Cyprus |
|---|---|---|
| Minimum investment | €800,000 in Zone A (Attica incl. Athens, Greater Thessaloniki, Mykonos, Santorini, islands >3,100); €400,000 elsewhere; €250,000 for commercial-to-residential conversion or listed-building restoration | €300,000 (excluding VAT) |
| Property type | Resale or new-build; single residential unit of at least 120 m² | New-build only, from a licensed developer (resale does not qualify); two units from the same developer may be combined |
| Income proof | None required for the residence permit itself | €50,000 annual income + €15,000 spouse + €10,000 per child |
| Short-term rental of the property | Banned on the visa property (long-term tenancy permitted) | Permitted, but income must support the €50K maintenance proof |
| Physical-stay requirement | None to hold or renew the permit | One visit to Cyprus every 2 years |
| Family included | Spouse + children to 21 (extendable to 24 in cases) + parents of both spouses | Spouse + minor children + adult unmarried children to 25 if financially dependent |
| Permit duration | 5-year renewable residence permit | Permanent residency (does not expire while conditions hold) |
| Path to citizenship | 7 years' physical residence + B1 Greek-language exam; the visa does not accelerate naturalisation | Eligible after 7 years' continuous residence |
| Tax architecture (the real differentiator) | ENFIA annual property tax; four-tier rental income tax (15/25/35/45%); CGT suspended through 2026; 3.09% transfer tax | Non-dom regime: 17-year (extendable to 27) exemption from SDC on dividends/interest; SDC on rental abolished from 2026; 20% CGT with indexation + €30K lifetime exemption; stamp duty abolished 2026 |
How to read it
The headline entry price favours Cyprus (€300K vs €400K/€800K), but the income test (€50K+) and the new-build-only rule narrow the Cyprus buyer pool. Greece is more flexible on property — resale stock, any region at €400K outside the prime zones — and asks no income proof, but bans short-term rental on the visa property and carries ENFIA plus a four-tier rental tax.
The decision usually turns on the holding period and the income mix. For a dividend- or interest-heavy investor planning to become tax resident, the Cyprus non-dom regime is the dominant factor — it is the structural reason Cypriot property trades at a premium. For a buyer who wants flexible property choice, no income test, and EU residency without relocating, Greece's €400K route is the lower-friction path.
Work the full cost and tax mechanics through our country guides — the Greek foreign-buyer tax guide and the Cyprus foreign-buyer guide — or check your budget against both thresholds with the Golden Visa eligibility checker.