Is Portugal's Golden Visa completely closed for property purchases in 2026?

Yes — Portugal's ARI (Autorização de Residência para Atividade de Investimento), commonly called the Golden Visa, no longer accepts property purchase as a qualifying investment. This change was enacted in October 2023 as part of Portugal's Mais Habitação (More Housing) package and fully implemented by early 2024. The remaining qualifying routes are: (1) Investment Fund — minimum €500,000 in a qualifying Portuguese investment fund for at least 5 years, the fund must invest at least 60% in Portuguese companies; (2) Scientific Research — €500,000 minimum investment in research institutions; (3) Cultural Heritage — €250,000 minimum contribution to cultural production or artistic support; (4) Job Creation — creating at least 10 permanent jobs in Portugal. For Canadians who want to own property in Portugal and also have Portuguese residency, the D7 Visa (Visto de Residência Passiva) is now the more practical route: it requires demonstrating passive income (approximately €760/month minimum — pension, dividends, rental income), applies regardless of property value, and grants equivalent Portuguese residence rights. D7 residency also qualifies for Portuguese citizenship after 5 years. The key difference: D7 requires the applicant to actually reside in Portugal for significant periods (minimum 183 days/year in Portugal), while the Golden Visa permit required only 7 days/year. For Canadian buyers planning to live in Portugal: D7 is better. For Canadian buyers who want EU residency as a strategic permit without living in Portugal: the fund route Golden Visa remains, but requires €500,000 in a fund rather than property.

Exactly which areas of Greece are in the €400,000 vs €800,000 Golden Visa threshold?

Greece's 2024–2025 threshold restructuring divided municipalities into two tiers: The €800,000 tier (highest demand, most international exposure): Athens (entire Attica regional unit), Thessaloniki (Thessaloniki regional unit), Mykonos, Santorini, and several other specifically designated island municipalities with high international tourism and property demand. The €400,000 tier (most of the rest of Greece): the majority of Greek mainland regions and most islands. This includes: most of Crete (with the exception of Heraklion city proper, which is debated — verify the specific municipal boundary), the Peloponnese, Epirus, Western Greece, Central Macedonia outside Thessaloniki, Ionian Islands, Dodecanese (except very high-demand areas), North Aegean islands, and most smaller Greek islands. The €250,000 tier remains for: conversion of commercial or industrial buildings to residential use, and for restoration of preserved/listed buildings. Practical advice for Crete: Crete is a large island — the Heraklion municipality sits at the border of the €800,000 zone in some interpretations. Irakleion (the capital city municipality proper) may be in the €800,000 zone. The eastern Crete (Lasithi, Agios Nikolaos, Elounda), western Crete (Chania, Rethymno), and rural areas are broadly €400,000. Verify the exact municipality classification with a Greek immigration lawyer before purchasing, as regulatory updates continue. See the Crete destination guide for property market detail.

Can I live in Greece for 6 months a year with a Greek Golden Visa?

Yes — the Greek Golden Visa residence permit has no minimum stay requirement. You can spend as little as 1 day in Greece per year and maintain your residence permit, which provides Schengen access and renews every 5 years. This is the key advantage of the Greek Golden Visa over many other EU residence schemes: it functions as a strategic permit for Schengen access and EU residency rights without requiring the holder to actually live in Greece. For Canadians, this means: (1) you can own a property in Crete or Athens, visit for 6 months as your preferred lifestyle, and have the legal Schengen travel freedom for the rest of the year; (2) you do not risk triggering Greek tax residency simply by holding the permit (Greek tax residency is triggered by 183+ days in Greece per year); (3) your Canadian tax residency is unaffected by the Greek permit as long as your primary ties remain in Canada. The Greek Golden Visa permits Schengen travel freedom — meaning with the permit, you can travel to France, Spain, Italy, Germany, Portugal, and 25 other Schengen countries without a separate visa. This is particularly valuable for Canadian retirees who want to winter in Southern Europe without managing multiple visa applications.

What are the total costs of obtaining a Greek Golden Visa through property purchase?

Total cost estimate for a Canadian obtaining a Greek Golden Visa through property purchase in a €400,000 zone (e.g., rural Crete, Peloponnese, Dodecanese islands): Property purchase: €400,000 (minimum qualifying threshold); Transfer tax (ENFIA equivalent at purchase, varies): approximately €16,000–$24,000 (3–6% of objective value — different from market price in some areas); Notary fees: approximately €3,000–€5,000; Land registry fees: approximately €2,000–$3,000; Real estate agent commission: 2–3% buyer's side in Greece; Legal fees (Greek property lawyer + immigration lawyer): approximately €3,000–$6,000; Golden Visa application government fee: €2,000 (initial 5-year permit, per adult); Family member permits (spouse, children): €1,000–$2,000 each; AFM (Greek tax number) registration: free; Annual property tax (ENFIA): approximately €1,000–€3,000/year for a €400,000 property; Annual maintenance and HOA: varies by property. Total upfront acquisition cost (excluding purchase price): approximately €27,000–€43,000 (7–11% of €400,000). Total first-year cost: €427,000–€443,000 (purchase + all acquisition costs + first-year permit). Ongoing annual costs: property tax + HOA + permit renewal (every 5 years at €2,000 per adult).

Should I choose the Greece Golden Visa or the Portugal D7 Visa as a Canadian?

The choice depends on your primary objective: If your primary objective is EU residency as a strategic asset (Schengen freedom, citizenship pathway, EU banking) without a specific requirement to live in the country: Greece Golden Visa is better. No minimum stay, property purchase qualifies, immediate Schengen access, renews every 5 years without presence requirements. If your primary objective is to actually live in Portugal and own property there: Portugal D7 Visa is better — no minimum investment, based on demonstrable passive income, fully available to Canadians with pension/dividend/rental income, and grants the same pathway to Portuguese citizenship after 5 years. If your primary objective is a low-cost EU residency: neither — there are other EU programs (Malta Residency, Cyprus, Albania) at lower thresholds. If your primary objective is buying the best property at the best price and the visa is incidental: Greece wins on current accessibility (property route open, €400K threshold in most of the country) and lower property prices per sqm outside prime Athens/Mykonos. For most Canadians who are considering the Portugal-Greece question: if you plan to live in the country for significant periods, Portugal wins (better English infrastructure, more Canadian expats, D7 is simpler and cheaper). If you want EU residency without the living requirement and want to buy property directly, Greece wins (only available EU property-route Golden Visa in 2026).

What happens to a Canadian's provincial health coverage when holding an EU Golden Visa?

Holding an EU Golden Visa (Portuguese or Greek) does not automatically affect your provincial health coverage. Provincial health coverage is based on actual Canadian presence and residency — not on permit holdings in other countries. The specific rules vary by province: OHIP (Ontario): requires 153+ days of physical presence in Ontario per year. If you spend your summers in Greece and winters in Ontario and still meet the 153-day threshold, you maintain OHIP. MSP (British Columbia): requires 6 months + 1 day of physical presence in BC per year. AHCIP (Alberta): requires 6 months of physical presence per year. Most other provinces follow similar rules. The Golden Visa risk for provincial health: the same buyers attracted to a Golden Visa (who want to spend extended time in Europe) may inadvertently fall below their province's presence threshold. If you spend 5 months in Greece, 3 months in the UK, and 4 months in Ontario — you are below OHIP's 153-day threshold and risk losing coverage. The planning principle: model your total days in Canada vs abroad before executing any Golden Visa strategy. If maintaining provincial health coverage is important (and it should be — Canadian healthcare is exceptional value), ensure your intended travel pattern maintains the required provincial presence. See the provincial health coverage abroad guide for the province-by-province rules.

Has Greece's Golden Visa property threshold changed since 2024, and is it likely to change again?

Greece's Golden Visa thresholds have been actively evolving. The original €250,000 threshold across all of Greece was raised in 2023 to €500,000 for Athens and certain high-demand areas, and retained at €250,000 for other regions. In 2024, the threshold structure was further revised to €800,000 for the highest-demand municipalities (Athens, Thessaloniki, Mykonos, Santorini) and €400,000 for most of the rest of the country, with the €250,000 threshold retained only for specific converted property types. The direction of travel is clear: Greek Golden Visa thresholds have been rising, driven by the same housing affordability concerns that drove Portugal to close its property route entirely. Whether Greece will eventually close the property route (as Portugal did) or simply continue raising thresholds is uncertain. The prudent approach for buyers motivated by the Golden Visa: do not wait if you are planning to use the property-route Golden Visa. The programme exists today at the current thresholds; future changes could raise the minimum further or eliminate the property route. That said, the Greek government has framed the threshold increases as calibrated tools rather than elimination — the political calculus in Greece is different from Portugal, as Greece has a higher tolerance for foreign property investment given its historically higher property stock vacancy rates.

Is Portugal's Golden Visa completely closed for property purchases in 2026?

Yes — Portugal's ARI (Autorização de Residência para Atividade de Investimento), commonly called the Golden Visa, no longer accepts property purchase as a qualifying investment. This change was enacted in October 2023 as part of Portugal's Mais Habitação (More Housing) package and fully implemented by early 2024. The remaining qualifying routes are: (1) Investment Fund — minimum €500,000 in a qualifying Portuguese investment fund for at least 5 years, the fund must invest at least 60% in Portuguese companies; (2) Scientific Research — €500,000 minimum investment in research institutions; (3) Cultural Heritage — €250,000 minimum contribution to cultural production or artistic support; (4) Job Creation — creating at least 10 permanent jobs in Portugal. For Canadians who want to own property in Portugal and also have Portuguese residency, the D7 Visa (Visto de Residência Passiva) is now the more practical route: it requires demonstrating passive income (approximately €760/month minimum — pension, dividends, rental income), applies regardless of property value, and grants equivalent Portuguese residence rights. D7 residency also qualifies for Portuguese citizenship after 5 years. The key difference: D7 requires the applicant to actually reside in Portugal for significant periods (minimum 183 days/year in Portugal), while the Golden Visa permit required only 7 days/year. For Canadian buyers planning to live in Portugal: D7 is better. For Canadian buyers who want EU residency as a strategic permit without living in Portugal: the fund route Golden Visa remains, but requires €500,000 in a fund rather than property.

Exactly which areas of Greece are in the €400,000 vs €800,000 Golden Visa threshold?

Greece's 2024–2025 threshold restructuring divided municipalities into two tiers: The €800,000 tier (highest demand, most international exposure): Athens (entire Attica regional unit), Thessaloniki (Thessaloniki regional unit), Mykonos, Santorini, and several other specifically designated island municipalities with high international tourism and property demand. The €400,000 tier (most of the rest of Greece): the majority of Greek mainland regions and most islands. This includes: most of Crete (with the exception of Heraklion city proper, which is debated — verify the specific municipal boundary), the Peloponnese, Epirus, Western Greece, Central Macedonia outside Thessaloniki, Ionian Islands, Dodecanese (except very high-demand areas), North Aegean islands, and most smaller Greek islands. The €250,000 tier remains for: conversion of commercial or industrial buildings to residential use, and for restoration of preserved/listed buildings. Practical advice for Crete: Crete is a large island — the Heraklion municipality sits at the border of the €800,000 zone in some interpretations. Irakleion (the capital city municipality proper) may be in the €800,000 zone. The eastern Crete (Lasithi, Agios Nikolaos, Elounda), western Crete (Chania, Rethymno), and rural areas are broadly €400,000. Verify the exact municipality classification with a Greek immigration lawyer before purchasing, as regulatory updates continue. See the Crete destination guide for property market detail.

Can I live in Greece for 6 months a year with a Greek Golden Visa?

Yes — the Greek Golden Visa residence permit has no minimum stay requirement. You can spend as little as 1 day in Greece per year and maintain your residence permit, which provides Schengen access and renews every 5 years. This is the key advantage of the Greek Golden Visa over many other EU residence schemes: it functions as a strategic permit for Schengen access and EU residency rights without requiring the holder to actually live in Greece. For Canadians, this means: (1) you can own a property in Crete or Athens, visit for 6 months as your preferred lifestyle, and have the legal Schengen travel freedom for the rest of the year; (2) you do not risk triggering Greek tax residency simply by holding the permit (Greek tax residency is triggered by 183+ days in Greece per year); (3) your Canadian tax residency is unaffected by the Greek permit as long as your primary ties remain in Canada. The Greek Golden Visa permits Schengen travel freedom — meaning with the permit, you can travel to France, Spain, Italy, Germany, Portugal, and 25 other Schengen countries without a separate visa. This is particularly valuable for Canadian retirees who want to winter in Southern Europe without managing multiple visa applications.

What are the total costs of obtaining a Greek Golden Visa through property purchase?

Total cost estimate for a Canadian obtaining a Greek Golden Visa through property purchase in a €400,000 zone (e.g., rural Crete, Peloponnese, Dodecanese islands): Property purchase: €400,000 (minimum qualifying threshold); Transfer tax (ENFIA equivalent at purchase, varies): approximately €16,000–$24,000 (3–6% of objective value — different from market price in some areas); Notary fees: approximately €3,000–€5,000; Land registry fees: approximately €2,000–$3,000; Real estate agent commission: 2–3% buyer's side in Greece; Legal fees (Greek property lawyer + immigration lawyer): approximately €3,000–$6,000; Golden Visa application government fee: €2,000 (initial 5-year permit, per adult); Family member permits (spouse, children): €1,000–$2,000 each; AFM (Greek tax number) registration: free; Annual property tax (ENFIA): approximately €1,000–€3,000/year for a €400,000 property; Annual maintenance and HOA: varies by property. Total upfront acquisition cost (excluding purchase price): approximately €27,000–€43,000 (7–11% of €400,000). Total first-year cost: €427,000–€443,000 (purchase + all acquisition costs + first-year permit). Ongoing annual costs: property tax + HOA + permit renewal (every 5 years at €2,000 per adult).

Should I choose the Greece Golden Visa or the Portugal D7 Visa as a Canadian?

The choice depends on your primary objective: If your primary objective is EU residency as a strategic asset (Schengen freedom, citizenship pathway, EU banking) without a specific requirement to live in the country: Greece Golden Visa is better. No minimum stay, property purchase qualifies, immediate Schengen access, renews every 5 years without presence requirements. If your primary objective is to actually live in Portugal and own property there: Portugal D7 Visa is better — no minimum investment, based on demonstrable passive income, fully available to Canadians with pension/dividend/rental income, and grants the same pathway to Portuguese citizenship after 5 years. If your primary objective is a low-cost EU residency: neither — there are other EU programs (Malta Residency, Cyprus, Albania) at lower thresholds. If your primary objective is buying the best property at the best price and the visa is incidental: Greece wins on current accessibility (property route open, €400K threshold in most of the country) and lower property prices per sqm outside prime Athens/Mykonos. For most Canadians who are considering the Portugal-Greece question: if you plan to live in the country for significant periods, Portugal wins (better English infrastructure, more Canadian expats, D7 is simpler and cheaper). If you want EU residency without the living requirement and want to buy property directly, Greece wins (only available EU property-route Golden Visa in 2026).

What happens to a Canadian's provincial health coverage when holding an EU Golden Visa?

Holding an EU Golden Visa (Portuguese or Greek) does not automatically affect your provincial health coverage. Provincial health coverage is based on actual Canadian presence and residency — not on permit holdings in other countries. The specific rules vary by province: OHIP (Ontario): requires 153+ days of physical presence in Ontario per year. If you spend your summers in Greece and winters in Ontario and still meet the 153-day threshold, you maintain OHIP. MSP (British Columbia): requires 6 months + 1 day of physical presence in BC per year. AHCIP (Alberta): requires 6 months of physical presence per year. Most other provinces follow similar rules. The Golden Visa risk for provincial health: the same buyers attracted to a Golden Visa (who want to spend extended time in Europe) may inadvertently fall below their province's presence threshold. If you spend 5 months in Greece, 3 months in the UK, and 4 months in Ontario — you are below OHIP's 153-day threshold and risk losing coverage. The planning principle: model your total days in Canada vs abroad before executing any Golden Visa strategy. If maintaining provincial health coverage is important (and it should be — Canadian healthcare is exceptional value), ensure your intended travel pattern maintains the required provincial presence. See the provincial health coverage abroad guide for the province-by-province rules.

Has Greece's Golden Visa property threshold changed since 2024, and is it likely to change again?

Greece's Golden Visa thresholds have been actively evolving. The original €250,000 threshold across all of Greece was raised in 2023 to €500,000 for Athens and certain high-demand areas, and retained at €250,000 for other regions. In 2024, the threshold structure was further revised to €800,000 for the highest-demand municipalities (Athens, Thessaloniki, Mykonos, Santorini) and €400,000 for most of the rest of the country, with the €250,000 threshold retained only for specific converted property types. The direction of travel is clear: Greek Golden Visa thresholds have been rising, driven by the same housing affordability concerns that drove Portugal to close its property route entirely. Whether Greece will eventually close the property route (as Portugal did) or simply continue raising thresholds is uncertain. The prudent approach for buyers motivated by the Golden Visa: do not wait if you are planning to use the property-route Golden Visa. The programme exists today at the current thresholds; future changes could raise the minimum further or eliminate the property route. That said, the Greek government has framed the threshold increases as calibrated tools rather than elimination — the political calculus in Greece is different from Portugal, as Greece has a higher tolerance for foreign property investment given its historically higher property stock vacancy rates.

Reviewed on March 2026 by the Compass Abroad editorial team

Portugal vs Greece Golden Visa 2026: Complete Guide for Canadians

2026 critical update: Portugal's Golden Visa property purchase route is closed (since 2024) — only fund investments (€500,000 minimum) remain. Greece's property route remains OPEN at €400,000–€800,000 depending on municipality — €400K for most of the country (including most of Crete), €800K for Athens, Thessaloniki, Mykonos, and Santorini. Both programs grant Schengen access. Portugal has better infrastructure for Canadian expats; Greece is the only EU property-route Golden Visa option left. Portugal's D7 visa remains as an alternative for Canadians who plan to actually live there.

This guide covers the 2026 threshold changes, total acquisition costs, citizenship pathways, processing times, and a 12-factor comparison of both programs for Canadian buyers.

Key Facts for Canadian Buyers

Portugal: property route CLOSED (2024): Portugal's ARI (Golden Visa) property purchase route was closed in October 2023 / fully eliminated in 2024. The only remaining routes are: Investment Fund (€500,000 minimum), Research Activity (€500,000), Cultural Production Support (€250,000), or Job Creation (10 jobs). No direct property purchase route exists.
Greece: property route STILL OPEN (2026): Greece's Golden Visa property route remains open as of early 2026. Thresholds: €800,000 in Athens, Thessaloniki, Mykonos, Santorini, and other high-demand municipalities. €400,000 in most other mainland regions and smaller islands. €250,000 applies to specific converted property types (conversion of commercial to residential).
Greece 2026 threshold clarification: The €800,000 vs €400,000 distinction is by municipality. Crete (outside Heraklion city centre): most of the island falls in the €400,000 zone. The Heraklion municipality proper is at €800,000. Verify the specific municipality classification for any target property before purchase.
Both grant Schengen access: Both the Portuguese NHR/IFICI residence permit (via fund investment) and the Greek Golden Visa grant access to the Schengen Area for travel. A Greek Golden Visa residence permit holder can travel freely within the 29-country Schengen zone. Portugal's D7 visa (non-Golden Visa) also grants Schengen access for residents.
Portugal citizenship pathway: Portugal citizenship is available after 5 years of legal residency — one of the shortest in the EU. Does not require continuous physical presence (Golden Visa holders can reside primarily outside Portugal). Portuguese passport is one of the world's most powerful (Henley Index #3 in 2025).
Greece citizenship pathway: Greek citizenship requires 7 years of legal residency (not 5 like Portugal). The Greek Golden Visa does not require physical presence to maintain the residence permit — but citizenship requires actual documented time in Greece. Greek passport is strong (Henley Index #5 in 2025).
Processing times 2026: Portugal (fund route): 3–6 months for initial permit. Greece (property route): 2–4 months for initial permit, though backlogs have extended this to 6–12 months in practice since 2023 due to application surge. Greece has also moved to an e-Golden Visa process to manage volume.
Canada tax implications: both require planning: Holding EU residency while remaining a Canadian tax resident creates no automatic Canadian tax problem — you can hold a Portuguese or Greek residence permit without severing Canadian tax residency. However, if you spend 183+ days in Portugal or Greece, you risk local tax residency obligations in addition to Canadian. A cross-border tax advisor should review the intended usage pattern.
Portugal D7 visa: the non-Golden alternative: Canada's inclusion in Portugal's D7 visa eligible countries means Canadians can obtain Portuguese residency through passive income (pension, dividends, rental income) meeting the minimum income threshold (~€760/month) — without any minimum investment. The D7 is often better than the Golden Visa for Canadians who plan to actually live in Portugal.
Best for Canadians who want EU residency + property: Greece: Greece offers the only EU country Golden Visa property purchase route accessible to Canadians at moderate investment thresholds (€400,000 for most of the country). For Canadians who want to buy property AND get EU residency in one transaction, Greece is currently the only major EU option after Portugal closed its property route.

Key Takeaways

Portugal's Golden Visa property route is closed — this is the most critical 2026 update for Canadian buyers who were considering Portugal specifically for the investment immigration route combined with property ownership. Since 2024, the only way to obtain a Portuguese Golden Visa (ARI) is through a qualifying investment fund (€500,000 minimum), research activity investment, or job creation. You cannot purchase a house or condo in the Algarve or Lisbon and use that purchase to obtain the Golden Visa. However, this does not mean Portugal is inaccessible for Canadians — the D7 visa (for passive income recipients) provides an equivalent residence permit without any minimum investment, though it requires the applicant to actually reside in Portugal for minimum periods.
Greece's Golden Visa property route remains open as of early 2026 and offers EU residency through direct property purchase at thresholds starting at €400,000 for most of the country. The Greece Golden Visa is now the primary EU residency-through-property option for Canadians. Key features: no minimum physical presence requirement to maintain the permit (you can keep the permit while living in Canada); immediate Schengen travel access from the date of permit approval; pathway to Greek citizenship after 7 years of legal residency (with physical presence requirements for citizenship that the permit alone does not require); renewable every 5 years.
The comparison is not purely investment immigration — it is also a lifestyle and infrastructure comparison. Portugal has a larger and more established Canadian expat community (particularly in the Algarve), more consistent Canadian-friendly services (English-language real estate agents, accountants, healthcare), and a historically stronger EU infrastructure for English-speaking buyers. Greece has the Golden Visa property route advantage, Mediterranean island lifestyle appeal, and lower property prices per square metre outside the premium Athens/Mykonos/Santorini markets. For buyers who are primarily lifestyle buyers in their target destination (planning to actually live there): Portugal's established infrastructure and D7 pathway make it more practical. For buyers who want EU residency as a strategic asset without necessarily living in the country: Greece's Golden Visa-through-property is the accessible route.

12-Factor Comparison: Portugal vs Greece Golden Visa 2026

The following comparison reflects the 2026 program status. For Portugal property details without Golden Visa, see the Algarve destination guide. For Greece property details, see the Crete destination guide and the Greece island property guide.

Portugal vs Greece Golden Visa 2026 — 12 factors compared for Canadian buyers
Factor	Portugal Golden Visa (2026)	Greece Golden Visa (2026)	Advantage	Notes for Canadians
Property purchase route available?	NO — closed 2024	YES — €400K–€800K by zone	Greece	Critical 2026 update
Minimum investment (lowest route)	€500,000 (fund)	€400,000 (property, most regions)	Greece	Greece is 20% cheaper minimum
Can you buy property directly?	No (fund only for Golden Visa)	Yes — property is the qualifying investment	Greece	Portugal requires fund investment only
Schengen access granted?	Yes	Yes	Equal	Both grant 29-country Schengen access
Minimum physical presence required?	7 days/year (permit), 183+/yr for citizenship	None (permit), documented time for citizenship	Greece (permit)	Greece permit has no minimum stays
Citizenship timeline	5 years	7 years	Portugal	Portugal citizenship is faster at 5 years
Processing time (initial permit)	3–6 months	6–12 months (backlogs)	Portugal	Greece has had processing delays since 2023
Annual holding costs (permit)	N/A (fund-held)	Property tax, HOA, maintenance	Portugal (fund)	Fund investment has fund fees instead
English-speaking infrastructure for Canadians	Excellent (established market)	Good (improving)	Portugal	Portugal has more Canadian-familiar services
Property market maturity for Canadians	Excellent (25+ yr Canadian presence)	Growing (newer Canadian market)	Portugal	More Canadian agent and legal infrastructure
Cost of living at destination	Higher (Lisbon/Algarve)	Lower (most of Greece)	Greece	Greece is 15–25% cheaper on monthly costs
Canadian pension treaty	Yes — 10% withholding	Yes — 15% withholding	Portugal	Portugal treaty is more favourable

Portugal's D7 Visa: The Better Alternative for Most Canadians

For Canadians who want to live in Portugal and own property there, the D7 Passive Income Visa is often a better fit than the Golden Visa ever was. The D7 requires demonstrating minimum passive income (approximately €760/month — met by most CPP/OAS recipients), does not require any minimum property investment, and grants equivalent Portuguese residency rights with a pathway to citizenship after 5 years. The trade-off: D7 requires genuine residence in Portugal (183+ days/year) to maintain validity and accumulate citizenship years.

See the complete Portugal D7 visa guide for Canadians. For the Portugal Golden Visa fund route specifically, the Portugal fund route guide covers qualifying funds, expected returns, and risks.

Greece Golden Visa: Processing Reality in 2026

Greece has faced significant processing backlogs since 2022 due to the surge in applications following Portugal's closure announcement. The official processing target is 2–4 months; actual experience for many applicants in 2024–2025 has been 8–14 months for the initial permit. Greece has implemented an e-Golden Visa system to process applications more efficiently — applicants receive a digital permit certificate while the physical card is processed. The e-certificate grants all rights of the physical permit including Schengen travel.

For Canadian buyers evaluating Golden Visa timing: the application surge is real but processing capacity has been expanding. Budget 6–10 months from property purchase to permit approval in the current environment. An experienced Greek immigration lawyer (known as a δικηγόρος) is essential — the application requires Greek-language documentation and navigating Greek bureaucratic processes that are genuinely complex for foreign applicants. See also the Portugal vs Greece destination comparison.

Exploring Greece or Portugal for EU Residency + Property? Get Expert Guidance.

Compass Abroad connects Canadian buyers with vetted agents and immigration advisors in both Greece and Portugal — specialists who understand the Golden Visa process, property selection for qualifying investments, and the Canadian tax implications.

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Frequently Asked Questions: Portugal vs Greece Golden Visa 2026

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