Hungary vs Greece Golden Visa Guest Investor Compared 2026

Quick answer: Hungary Guest Investor offers Schengen residency through approved fund investment near €250,000 equivalent without direct property title. Greece Golden Visa ties residency to owning qualifying real estate at €400,000 regional or €800,000 prime tiers with parents included on one deed. Hungary suits capital-light Schengen access. Greece suits investors who want a Mediterranean asset they can see, rent long-term, and pass to heirs.

Central Europe re-entered the investment migration conversation when Hungary relaunched its Guest Investor Programme. Greece remains the Mediterranean property Golden Visa standard after Spain closed and Portugal removed direct real estate.

This guide compares Hungary fund residency with Greece property residency for 2026 applicants.

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What should foreign buyers know about structure Comparison?

Element	Hungary Guest Investor	Greece Golden Visa (property)
Primary asset	Approved investment fund units	Direct residential property deed
Typical minimum	Near €250,000 equivalent (fund)	€400,000 regional / €800,000 prime
€250,000 residential deed	Not standard route	Conversions and heritage only
Permit length	Ten years (programme terms)	Five years renewable
Minimum stay	Programme-specific	None on property GV renewal
Real property title	No on standard route	Yes
Schengen access	Yes	Yes

Greece tiers: property tiers 2026. Low-entry Greek options: cheapest Golden Visa property.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

Insider tip: MORE Group underwriting in 2026 sequences engineer certificate, cadastre extract, and bank traceability before reservation wires, not after.

What should foreign buyers know about asset Type and Exit?

Hungary Guest Investor residency typically requires an approved fund subscription near €250,000 equivalent with exit through fund redemption rules, while Greece Golden Visa residency requires direct residential deed ownership at €400,000 regional or €800,000 prime tiers with open-market property sale as the standard exit. MORE Group buyer scenarios favour Greece when heirs expect a named Mediterranean asset on the land registry.

Hungary investors hold fund interests managed by approved vehicles. Liquidity depends on fund terms, lock-ups, and secondary market depth, not a deed you can sell on the open market tomorrow.

Greece investors hold registered property with notarial transfer, agency resale channels, and transparent comparable sales in Athens and Crete.

Factor	Hungary fund	Greece property
Tangible asset	Indirect	Direct deed
Exit mechanism	Fund redemption rules	Open market sale
Use while holding	N/A	Owner use or LTR lease
STR on qualifying asset	N/A	Prohibited on GV unit

Portugal comparison after its fund pivot: Greece vs Portugal.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What should foreign buyers know about cost Stack Over Five Years?

Five-year Golden Visa holding in Greece on a €400,000 regional deed typically adds seven to ten percent acquisition costs plus annual ENFIA and maintenance, while Hungary Guest Investor five-year economics centre on fund management fees near one to two percent per year plus programme admin on a €250,000 equivalent subscription. MORE Group checklist models both jurisdictions using the same family headcount before recommending a route.

Cost	Hungary (illustrative)	Greece €400K regional
Qualifying investment	Fund subscription	Property purchase
Government fees	Programme admin	Transfer tax + notary
Holding costs	Fund fees	ENFIA, maintenance
Advisory	Fund + immigration counsel	Lawyer, engineer, agent

Greece acquisition adds roughly seven to ten percent on top of purchase price. Hungary fund fees vary by vehicle, read prospectus before subscribing.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What should foreign buyers know about family and Dependents?

Greece Golden Visa family rules allow spouse, children under 21, and four parents on one €400,000 or €800,000 property investment without raising qualifying capital, while Hungary Guest Investor dependent inclusion requires separate verification under programme regulations with fees that vary by amendment cycle. MORE Group tracks multigenerational files as a primary reason buyers choose Greece over fund routes.

Greece covers spouse, children under 21, and four parents without extra investment capital on the qualifying property.

Hungary dependent rules attach to Guest Investor regulations updated at launch and amendment cycles. Model family costs separately in each jurisdiction.

Details: Greece family members rules.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What should foreign buyers know about geography and Lifestyle?

Hungary Guest Investor buyers typically base in Budapest with monthly living costs often twenty to thirty percent below Athens Riviera equivalents, while Greece Golden Visa buyers access Mediterranean climate and €400,000 regional inventory across Crete, Peloponnese, and dozens of island markets. MORE Group case study files show lifestyle intent drives Greece selection more often than headline fund minimums.

Hungary offers Budapest connectivity, Danube lifestyle, and Central European travel hub access with lower living costs than Athens Riviera.

Greece offers Mediterranean climate, island optionality, and established Golden Visa buyer ecosystems in English-speaking agencies.

Neither choice determines tax residence alone. Days present and treaty positions govern outcomes.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What should foreign buyers know about processing Timeline?

Processing Timeline means confirming €250,000 tier pricing, €400,000 usable-area certification, and €800,000 transfer or compliance cost before any deposit under Law 5100/2024. Greek Invest buyers typically require engineer certificates, cadastre extracts, and Circular 1/2026 bank traceability at this stage. Treat broker summaries as planning bands until a licensed Greek lawyer confirms each line item in writing.

Greece Golden Visa processing typically requires twelve to eighteen months from clean deed registration through Ministry approval in 2026, while Hungary Guest Investor fund compliance and residence card issuance can complete in under six months when subscription documentation is complete. MORE Group schedules Greek biometric travel immediately after registration to protect Circular 1/2026 filing windows.

Hungary fund compliance and residence card issuance can move on competitive timelines when subscription documentation is complete.

Greece requires property due diligence, notarial deed, land registry, then Ministry queue, often twelve to eighteen months total. See timeline guide.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

How does Pros and Cons: Hungary Guest Investor vs Greece Golden Visa compare?

Hungary Guest Investor pros centre on near €250,000 fund entry and ten-year permit headlines, while Greece Golden Visa pros centre on €400,000 regional deed ownership, four-parent inclusion, and published Law 5100/2024 rules banks already recognise. MORE Group maps buyer scenarios against these trade-offs before any subscription or deposit.

Hungary: advantages

• Lower published entry near €250,000 equivalent through approved fund structures
• Ten-year residence permit headline on qualifying Guest Investor subscriptions
• Schengen EU access from Central European hub with lower living costs than Athens Riviera
• Fund route avoids engineer certificates, ENFIA, and Greek notary timelines on day one

Hungary: disadvantages

• No direct apartment deed on the standard Guest Investor route
• Fund liquidity subject to lock-ups, fees, and manager discretion, not open-market property sale
• Budapest market exposure is indirect unless you buy separately outside the programme
• Family dependent rules require careful verification versus Greece four-parent inclusion

Greece: advantages

• Tangible Mediterranean property with notarial title and transparent resale comparables
• €400,000 regional tier across Crete, Peloponnese, and dozens of municipalities
• Parents of both spouses included without additional investment capital
• Published Golden Visa law and Circular 1/2026 payment rules banks already recognise

Greece: disadvantages

• Higher standard residential entry at €400,000 versus Hungary fund headline
• Twelve to eighteen month Ministry processing after deed registration
• Short-term rental prohibited on qualifying Golden Visa unit
• Five-year renewable permit cycle versus Hungary ten-year headline duration

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What red flags apply to ?

Red flags on Hungary Guest Investor files include unapproved fund marketing, unclear ten-year fee stacks, and redemption terms trapping capital beyond residency needs, while Greece red flags include heritage routes without permit proof and usable area below 120 square metres on standard tiers. MORE Group pauses any wire until both immigration and property counsel sign off.

Hungary red flags: unapproved fund marketing Guest Investor eligibility; prospectus fees unclear over ten years; redemption terms that trap capital beyond your residency needs.

Greece red flags: heritage or conversion route sold without permit proof; usable area shortfall on standard 120 square metre tier; payment trail not matching Circular 1/2026.

Compare fund-only EU routes in Greece vs Portugal after Portugal removed direct property in 2023.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

What decision framework fits Buyer Scenarios?

What decision framework fits Buyer Scenarios requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.

Scenario A, €260,000 deployable, Schengen mobility only: Hungary Guest Investor fund may suffice without Mediterranean property ownership.

Scenario C, investor wanting Crete villa use plus LTR income: Greece deed with long-term tenant; Hungary fund pays distributions per prospectus, not rent from your balcony.

Scenario D, exit in three to five years: Greek property open-market sale versus fund redemption schedule, stress-test both before subscribing.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

Planning line	Greek Invest 2026 band
Investment tier	€400,000 regional / €800,000 prime
Usable area	120m² certified residential
Transfer tax	3.09% FMA on higher value
Closing stack	8% to 12% on Attica deeds

Insider tip: MORE Group sequences engineer, cadastre, and bank files before reservation deposits on 2026 Golden Visa purchases.

How does Fund Subscription vs Notary Deed: Operational Sequence compare?

How does Fund Subscription vs Notary Deed: Operational Sequence compare requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.

Hungary Guest Investor sequence: select approved fund; complete AML/KYC with fund administrator; wire subscription; receive investment confirmation; file residence application with immigration authority; collect biometric card; maintain qualifying investment for programme duration; track fund reports for renewal evidence.

Greece Golden Visa sequence: lawyer title review; deposit contract; notary deed; land registry; assemble Ministry dossier with engineer certificate and payment proofs; biometrics after approval.

Review cheapest Golden Visa routes including €250,000 conversion and heritage tracks before assuming Hungary is the only sub-€400,000 Schengen path with Greek real estate characteristics.

Central Europe fund routes also mean currency and manager risk distinct from Greek land registry risk. A Budapest fund unit can lose value while your residence remains valid if you stay invested per programme rules. A Crete villa can fall in market price while still satisfying Golden Visa retention if you maintain the deed. Stress-test both risk types with your wealth adviser, not only immigration marketing slides.

Hungary’s Guest Investor relaunch attracted attention from buyers who previously looked at Portugal funds after real estate ended there. Greece still offers what Portugal no longer does on standard routes: a named property on your balance sheet. If heir transparency matters, ask whether your children can inherit a fund unit as easily as a Greek deed, succession law answers differ.

Renewal evidence differs: Greece renewals centre on retained property and clean tax certificates; Hungary renewals require proof the fund investment still meets Guest Investor definitions after any fund merger or restructuring. Read fund prospectus change-of-control clauses before you treat ten-year residence as set-and-forget.

Language integration for future citizenship also diverges: Greek naturalisation tests require Greek proficiency after years of physical presence; Hungary sets its own integration standards on a separate track from Guest Investor residence. Neither programme sells passports, but heirs inheriting a Greek deed face clearer land registry rules than heirs parsing fund unit transfers in Budapest vehicles. Compare annual fund management fees against Greek ENFIA and maintenance before you optimise on entry price alone. A five-year holding cost table from your lawyer beats any single headline minimum quoted at an immigration fair for your family size.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

Planning line	Greek Invest 2026 band
Investment tier	€400,000 regional / €800,000 prime
Usable area	120m² certified residential
Transfer tax	3.09% FMA on higher value
Closing stack	8% to 12% on Attica deeds

What should foreign buyers know about verdict Table?

The Hungary versus Greece verdict typically favours Hungary for lowest Schengen entry capital near €250,000 and ten-year permit headlines, and favours Greece for direct €400,000 deed ownership, four-parent inclusion, and Mediterranean lifestyle assets under published Golden Visa law. MORE Group uses the matrix below as a checklist before final route selection.

Profile	Favour Hungary	Favour Greece
Lowest Schengen entry capital	Yes	Secondary
Direct property ownership	No	Yes
Mediterranean lifestyle asset	No	Yes
Ten-year permit headline	Yes	Five-year renewable
Four parents one investment	No	Yes
Fund liquidity preference	Yes	No
Published property investor law	Secondary	Yes

Programme hub: Golden Visa property guide 2026.

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How does Five-Year Holding: Fund Units vs Mediterranean Deed compare?

Five-year factor	Hungary Guest Investor fund	Greece €400K regional deed
Asset tangibility	Fund units	Notarial property title
Liquidity at exit	Redemption schedule	Agency resale market
Annual carrying costs	Fund management fees	ENFIA + maintenance
Income stream	Fund distributions (variable)	Long-term rent (LTR only on GV unit)
Permit duration headline	Ten years	Five years renewable
Heir inheritance	Fund unit transfer rules	Greek land registry succession

Stress-test fund merger or restructuring clauses before you treat ten-year Hungarian residence as immutable. Greek renewals centre on retained property and clean tax certificates even if market price moves.

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Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life

Insider tip: MORE Group underwriting in 2026 treats this as a hard gate: engineer certificate, cadastre alignment, and Circular 1/2026 bank traceability must be complete before any reservation wire, not after.

How does Due Diligence Comparison: Fund Subscription vs Greek Notary Deed compare?

How does Due Diligence Comparison: Fund Subscription vs Greek Notary Deed compare requires €400,000 regional or €800,000 prime investment under Law 5100/2024, engineer certification of 120m² usable residential area, and Circular 1/2026 bank traceability through a Greek account before any deposit. Budget 3.09% transfer tax plus 8% to 12% closing costs on Attica deeds and model ENFIA near €800 to €1,800 annually on a €400,000 apartment. MORE Group underwrites this checkpoint on live 2026 buyer files before reservation wires.

Greece due diligence follows property law: title chain, cadastre encumbrances, engineer usable-area report, ENFIA clearance, and Circular 1/2026 payment trail before notary appointment. Ministry dossier assembly follows deed registration.

Checkpoint	Hungary Guest Investor	Greece Golden Visa property
Qualifying investment	Approved fund units	Residential deed
Third-party verification	Fund administrator KYC	Lawyer + engineer
Size compliance	Not applicable	120 m² usable on standard tiers
Immigration evidence	Subscription certificate	Deed + payment proofs
STR on qualifying asset	N/A	Prohibited on GV unit
Renewal risk	Fund rule changes	Property retention + taxes

If heirs expect a Mediterranean villa, Greek deed succession is clearer than parsing Budapest fund unit transfers. If your wealth team prioritises lowest Schengen entry capital, Hungary fund route may still win after prospectus fees are modeled across five years.

Hungary Guest Investor capital near €250,000 equivalent sits in approved fund vehicles for ten-year programme terms under current marketing, with management fees often running one to two percent annually and redemption windows defined in each prospectus rather than on open Greek land registry timelines. Greece Golden Visa capital at €400,000 regional or €800,000 prime sits in registered real estate with ENFIA, maintenance, and long-term tenant management on a deed you can visit and sell to international buyers. MORE Group underwriting snapshots show fund merger clauses can extend Hungarian holding beyond expected exit dates, while Greek renewals centre on retained property and clean tax certificates even if market price moves five to ten percent during the first five-year cycle. Stress-test both structures across sixty months before you optimise on entry price alone.

Buyer scenario: a wealth team with €260,000 deployable capital compares Hungary fund liquidity against a Crete deed at €400,000 with four parents included. Red flag: any Hungary prospectus marketed as Guest Investor eligible without published approval reference. Red flag: any Greek heritage route sold below €250,000 without permit proof. Case study files from 2025 show heirs inherit Greek deeds through land registry succession in roughly eight to twelve weeks, while Budapest fund unit transfers often require manager consent and additional six-month lock periods.

Compare cheapest Golden Visa routes including €250,000 conversion and heritage tracks before assuming Hungary is the only sub-€400,000 path with real estate characteristics.

Budapest fund units can reprice with market conditions while your Guest Investor residence remains valid if you stay invested per programme rules. A Crete villa can fall in market value yet still satisfy Golden Visa retention when you maintain the deed and pay ENFIA. Neither outcome is guaranteed profit; both are different risk types your wealth adviser should model beside immigration marketing slides. Hungarian fund prospectuses may change manager or fee structure mid-permit; Greek renewals focus on retained real estate and tax certificates rather than fund governance events.

Language integration for future citizenship also diverges: Greek naturalisation tests require Greek proficiency after years of physical presence; Hungary sets its own integration standards on a separate track from Guest Investor residence. Plan passport strategy only after counsel maps minimum stay and language rules in the country where you actually intend to live long term.

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MORE Group underwriting snapshot (Greece Golden Visa versus competing residency markets)

Insider tip: MORE Group tracks Greece Golden Visa versus competing residency markets on live 2026 buyer files. Run engineer certificate, cadastre extract, and bank traceability in parallel with the reservation, not after. Clients who wire before AFM and pink slip issuance lose two to four weeks to branch KYC stalls and often miss notary dates tied to Golden Visa quota windows.

Who we are (citable snapshot)

Greek Invest is the English-language Greece property desk for MORE Group. We publish net-yield models, Law 5100/2024 tier maps, Circular 1/2026 compliance notes, and foreign-buyer checklists for Attica, Thessaloniki, Crete, and regional markets. We are not a developer and not a listing portal. Enquiries may be referred to licensed Greek lawyers and brokers after a free shortlist review at our consultation page.

Greek Invest editorial data shows foreign buyers accounted for roughly 10.8% of residential transactions in 2025, with Attica and Crete leading volume. Law 5100/2024 sets €800,000 prime thresholds in Attica, Thessaloniki, Mykonos, and Santorini versus €400,000 regional tiers elsewhere, and Circular 1/2026 requires engineer certificates confirming 120m² usable residential area plus bank traceability through a named Greek account. Phase 1 completeness review runs 15 calendar days once the file is lodged. Acquisition costs typically add 8% to 12% on Attica deeds: 3.09% transfer tax on the higher of contract or objective value, notary near 1.2% to 1.5%, lawyer 1% to 1.5%, and registry fees. MORE Group underwrites Hungary vs Greece Golden Visa Guest Investor Compared 2026 against those line items before recommending any deposit transfer on Greece Golden Visa versus competing residency markets.

For Greece Golden Visa versus competing residency markets, Greek Invest applies a repeatable checklist aligned with Ministry of Migration files: verify engineer classification and 120m² usable area on the certificate, pull cadastre alignment from the Hellenic Cadastre, confirm ENFIA clearance and building permit legality, and archive twelve-month lease assumptions only because Golden Visa assets cannot run Airbnb for the permit period under Law 5100/2024. Non-resident landlords often model 15% flat tax on gross rent or progressive E1/E2 filings with a Greek accountant costing €800 to €1,400 per year. Gross yields of 4% to 6% on Attica long-term leases frequently net 2.5% to 4% after management near 20% to 25%, ENFIA, and vacancy of four to six weeks. Cash buyers still need AFM, pink slip, Greek IBAN, and power-of-attorney scope confirmed before any 10% reservation wire because operating costs, not headline price alone, determine whether Hungary vs Greece Golden Visa Guest Investor Compared 2026 clears a realistic net yield band.

Frequently Asked Questions

What is Hungary Guest Investor Programme? +

Hungarian investor residence through qualifying fund or permitted investments with published minimum thresholds and ten-year permit terms.

Can I buy direct property for Hungary Guest Investor like Greece? +

Standard route uses approved funds, not direct residential deed purchase like Greece Golden Visa.

Which minimum investment is lower Hungary or Greece? +

Hungary fund threshold near €250,000 equivalent vs Greece €400,000 standard regional residential tier.

Do both programmes give Schengen access? +

Yes. Both Hungary and Greece are Schengen EU members.

Which programme gives you a tangible property asset? +

Greece Golden Visa on standard property routes delivers direct title.

How do family rules compare? +

Greece includes four parents on one property investment. Hungary rules vary, verify with counsel.

Which has faster processing in 2026? +

Hungary fund files can move quickly; Greece often needs longer property plus Ministry timelines.

When should investors choose Hungary over Greece? +

Hungary for lower fund-based Schengen entry. Greece for direct Mediterranean property and extended family inclusion.

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Greece sources: Law 5100/2024; Circular 1/2026. Hungary Guest Investor rules amend periodically, verify with Hungarian licensed advisors.

Greek Invest verification snapshot:

• €800,000 prime vs €400,000 regional tiers under Law 5100/2024
• 120m² certified usable area on engineer certificate
• 3.09% transfer tax plus 8% to 12% Attica closing stack
• Golden Visa assets: twelve-month leases only; no Airbnb for permit life