Greek Golden Visa
The Greece Golden Visa program is one of the most popular residency-by-investment schemes in Europe. It allows non-EU/EEA nationals to secure a 5-year renewable residence permit by making a significant financial investment in the country.
The program underwent major legislative restructuring to address local housing shortages. The investment tiers operate on a strict localized zoning system.
Investment Tiers & Options
The real estate route is broken into specific tiers based on the location and type of property:
Minimum Amount
Key Conditions & Locations
Tier 1: Prime Regions
€800,000
Applies to Athens (Attica), Thessaloniki, Mykonos, Santorini, and islands with over 3,100 inhabitants. Must be a single property of at least 120 sqm.
Tier 2: General Regions
€400,000
Applies to all other areas of Greece not covered in Tier 1. Must also be a single property of at least 120 sqm.
Tier 3: Commercial Conversion
€250,000
Purchasing a commercial property and legally converting it into residential use. Valid nationwide, regardless of size.
Tier 4: Historic Restoration
€250,000
Purchasing a designated historic/listed building and fully restoring it. Valid nationwide.
Financial / Capital Route
€400,000 to €500,000
Investment in Greek government bonds, mutual funds, or corporate shares.
Crucial Rule Change: Under the latest regulations, Golden Visa properties are strictly prohibited from being used as short-term rentals (such as Airbnb). They may only be leased out long-term.
Core Benefits
- Schengen Mobility: Visa-free travel throughout the EU Schengen Area for up to 90 days in any 180-day period.
- Family Reunification: The permit covers three generations: the primary applicant, their spouse, unmarried children up to age 21 (extendable up to 24), and the dependent parents of both spouses.
- Zero Stay Requirements: You do not need to live in Greece or even visit (except for a quick initial trip to provide biometric data) to maintain your residency.
- Path to Citizenship: You can apply for Greek citizenship after 7 years, provided you actually reside in the country for at least 183 days per year and pass a Greek language proficiency test.
The Application Process
The procedure can be completed mostly via legal proxy, typically taking 3 to 4 months once the investment is executed.
1 .Select and Secure Your Investment
Property search & legal checks
Choose a qualifying real estate asset or investment route. Hire a local Greek lawyer to perform due diligence, obtain a Greek tax number (AFM), and open a local bank account.
2. Execute the Purchase
Funds must come from abroad
Sign the final notary sales contract. The full investment amount must be wired directly from the primary applicant's foreign bank account into Greece.
3. File the Application
Immediate temporary status granted
Your lawyer files the application with the Ministry of Migration Policy. You are instantly issued a "blue certificate," which acts as a temporary residence permit until approval.
4. Provide Biometric Data
Requires a physical visit to Greece
The main applicant and all dependents must travel to Greece to submit their biometrics (fingerprints and photos) at a scheduled appointment.
5. Receive Your Golden Visa
Valid for 5 years
Once approved, the electronic residency cards are issued and can be couriered to you. The visa is permanently renewable every 5 years as long as you maintain the asset.
