Greece Golden Visa (Investment)
Permanent residency through strategic real estate acquisition.
For: Real estate investors.Estimated Timeline
6-10 months
The Application Process
Step by step, from start to approval.
Property Selection
The Greek Golden Visa is now zoned: investment thresholds are higher in high-demand areas and lower elsewhere. Identifying the right property is the most consequential step, both for residency and for resale value.
- €800,000 zones: Attica (Athens region), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100. Property must be a single residential unit of at least 120 sqm.
- €400,000 zones: most other areas of Greece. Same minimum size and single-unit rule apply.
- €250,000 alternative: restoration of listed-heritage buildings, or conversion of commercial buildings into residential. Strict project-approval requirements apply.
- All routes require origin-of-funds proof: 12 to 24 months of bank statements, tax returns, and a CPA letter tracing the funds.
Legal Due Diligence
Engage a Greek lawyer with a power of attorney to verify titles, lift any encumbrances, and execute the purchase. Greek property transactions involve a notary, a transfer tax, and a structured due-diligence trail.
- Title search at the local Land Registry (Cadastre) confirms the seller's right to transfer.
- Property transfer tax is 3.09% of the purchase price (or VAT instead if the property is brand new).
- Notary fees, lawyer fees, and Land Registry fees collectively add around 4 to 6% on top of the purchase price.
- Funds for the property must be transferred from a foreign bank account directly to a Greek escrow or seller account: domestic funding does not qualify.
Submission
Once the deed is registered, your lawyer files the Golden Visa application with the Decentralised Administration covering the property's location. The file includes the deed, tax-clearance documents, and the standard biometric and civil records.
- Government fee for the application is approximately €2,000 per main applicant and €150 per dependent.
- Family members eligible: spouse, registered partner, dependent children up to 24, and dependent parents and parents-in-law.
- Applicants and adult dependents must give biometrics in person at a Greek immigration office.
- Health insurance from a Greek-licensed provider is required for all family members.
Approval
The Decentralised Administration issues a provisional 'blue card' immediately on filing, allowing free travel within the Schengen Area. Physical 5-year residence cards are typically issued 6 to 10 months later.
- No stay requirement to maintain residency: you can spend as little or as much time in Greece as you wish.
- Renewals are for successive 5-year periods, conditioned on continued ownership of the qualifying property.
- After 7 years of legal residence (with significant physical presence), holders can apply for Greek citizenship subject to B1 Greek language and integration tests.
- Sale of the qualifying property cancels the Golden Visa unless replaced with another qualifying investment.
Core Requirements
What you need to qualify for this visa.
€800,000 minimum investment in Athens (Attica), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100
Or €400,000 in other Greek regions (single residential property of at least 120 sqm)
Or €250,000 for restoration of listed-heritage buildings or commercial-to-residential conversion
No mandatory stay requirement to maintain residency
Comprehensive private health insurance and clean criminal record
Do You Qualify?
Answer a few quick questions to see if you meet the key requirements for this visa.
Can you invest between €250,000 and €800,000 in Greek property (depending on location)?
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If this option is not the right fit, here are the alternatives we work with for Greece.
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