Hungary vs Greece golden visa is 2026’s most interesting budget-EU matchup, and almost nobody compares them honestly: Greece is the established property program that has repriced twice in two years; Hungary is the newcomer fund program that has rewritten its own rules twice since launching in 2024. Both buy Schengen residency below €500k. They suit very different investors. Verified 28 July 2026.
The comparison in one paragraph (verified 28 July 2026): Hungary offers a 10-year permit (renewable once) for €250,000 in an approved real-estate fund — cheaper entry, no property management, but a young program with high rule-volatility and no realistic citizenship track. Greece offers a 5-year renewable permit for direct property — €400,000 in most regions, €800,000 in prime zones, €250,000 only for conversion/heritage projects — a tangible asset and a program with a two-decade history, but short-term letting is banned and citizenship requires genuine residence. Neither requires meaningful physical presence to keep the permit.
Side by side
| Hungary Guest Investor | Greece Golden Visa | |
|---|---|---|
| Minimum | €250,000 (approved fund) | €400,000 most regions / €800,000 prime / €250,000 special conversions |
| What you hold | Fund units, 5-yr minimum hold, concentrated in Hungarian real estate | Direct title to Greek property (≥120 m² single property on main tiers) |
| Permit | 10 years, renewable once (20 total) | 5 years, renewable while investment held |
| Income from investment | Fund distributions per fund terms | Long-term rent allowed; short-term (Airbnb) banned, €50k fine + revocation risk |
| Presence required | None meaningful | None to renew |
| Citizenship prospects | None realistic (standard naturalisation, genuine residence) | ~7 years — but only with genuine residence; minimal-presence holders don’t accrue it |
| Program maturity | Launched 2024; changed twice already — highest EU rule-volatility | Since 2013; repriced twice since 2023 but structurally stable |
| Schengen | Yes | Yes |
The real trade: asset preference and trust
Strip away the marketing and this is a two-question decision. First: do you want to own a building or hold fund units? Greek property is yours — insurable, rentable long-term, sellable into a real market, and inheritable in the ordinary way; it also comes with transfer taxes, maintenance, tenants and municipal reality. Hungary’s fund route is hands-off — no leaking roofs — but you’re trusting a young, government-approved fund roster concentrated in one small market, with track records measured in months (and 2025 reports of approved-fund suspensions mean “is this fund currently approved?” is your first diligence question). Second: how much do you trust the rules to hold? Greece has changed prices but honoured existing permits through every reform. Hungary abolished its flagship property option ten days before launch. For a 10-20 year plan, that history difference is worth real money.
Cost reality beyond the headline
Greece’s €400k headline carries property transfer costs, legal fees and ongoing ownership costs; Hungary’s €250k carries fund fees and the usual professional costs — our calculator puts both in the same frame. On pure sunk cost they’re similar; on capital commitment Greece asks ~60% more on the main tier. The €250k Greek conversion tier narrows that gap to zero — but supply is thin and project risk is real, so treat it as an opportunistic option, not a plan.
Who should pick which
- Pick Hungary if you want the cheapest hands-off Schengen foothold, value the decade-long permit over everything else, and accept new-program risk with eyes open.
- Pick Greece if you want a real asset in the EU, may actually use the property, or want the option of genuine relocation with a citizenship horizon attached.
- Pick neither if the endgame is an EU passport with minimal presence — that’s Portugal’s lane, at a higher price and a 7-10 year horizon.
FAQ
Which is faster to approval?
Both process in months rather than years in current practice; neither competes with Panama-style speed. Verify current processing estimates when you file — both authorities’ timelines fluctuate.
Can I do Hungary now and Greece later?
Nothing prevents holding both over time; they solve overlapping problems, so most investors don’t need to. A consultation sorts this quickly — tell us your goal.
Full program detail: Hungary hub · Greece hub · all programs: 2026 comparison · status tracker
Verified 28 July 2026. Not legal, tax or investment advice; capital is at risk in both routes and no visa outcome can ever be guaranteed.