Greece's Golden Visa gives non-EU investors a 5-year renewable residence permit with no minimum-stay requirement, provided the qualifying investment is maintained. Real estate remains the main route, but the rules are now tiered: €800,000 in Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents; €400,000 in other regions; and €250,000 only for eligible commercial-to-residential conversions or listed-building restorations.
For standard €400,000 and €800,000 property purchases, the investment must usually be one property of at least 120 m². Golden Visa properties cannot be used for short-term rentals or subleased. The permit can include eligible family members, including a spouse or registered partner, unmarried children under 21, and parents of both spouses.
Citizenship is separate. A passive Golden Visa does not create a shortcut to a Greek passport; naturalisation normally requires about 7 years of genuine residence in Greece, plus language and integration steps.
Last updated: July 2026. Primary sources include the Greek Ministry of Migration & Asylum, Law 5038/2023, Law 5007/2022, Law 5100/2024, Greek Ministry of Interior citizenship guidance, and AADE tax-residence guidance.
Recent Changes to the Greece Golden Visa
- 23 Dec 2022 — Law 5007/2022: Introduced the designated-area increase to €500k (parts of Athens, Vari–Voula–Vouliagmeni, Thessaloniki, Mykonos, Santorini). Transitional rule allowed 10% deposit by 31 Jul 2023 and completion by 31 Dec 2023 to keep the old €250k in those areas.
- 5 Apr 2024 - Law 5100/2024: Overhauled the program with tiered minimums (€800k in Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents; €400k elsewhere), the single-property rule, the 120 m² minimum for standard real-estate routes, short-term rental and subletting bans, and no HQ/branch use for qualifying properties. The law entered into force on publication.
- Transition window: applicants could lock in pre-change terms with a 10% deposit or other qualifying proof by 31 Aug 2024, then complete by 28 Feb 2025. If that transaction failed, the old terms could still apply to a different property completed by 30 Apr 2025, subject to conditions.
- From 1 Sep 2024: New transactions that didn’t lock in by 31 Aug 2024 must follow the new regime (tiers, 120 m², single-property, use bans).
Timeline source note: Law 5007/2022 and Law 5100/2024 are the controlling Gazette sources for the threshold changes and transition window.
What is the Greece Golden Visa?
The Greek Golden Visa program is a residency-by-investment program that grants non-EU/EEA nationals (and their families) a renewable 5-year residence permit in exchange for a qualifying investment.
You can live in Greece and enjoy short-stay Schengen travel (90/180), and there’s no minimum stay to keep the permit active; you maintain the qualifying investment instead.
Real estate has been the most common route, but non-real-estate options such as bank deposits, government bonds, listed shares or corporate bonds, and UCITS/AIF funds exist for foreign investors who prefer financial instruments.
What are the Benefits of the Greece Golden Visa?
Assos Village, Cephalonia
Greece's Golden Visa suits applicants who want an EU residence card without moving to Greece immediately. You make a qualifying investment, receive a renewable 5-year residence card, and can include eligible close family members.
The permit can be renewed without a stay requirement as long as the qualifying investment and documents remain valid.
Use it for residence rights and Schengen mobility first. Citizenship requires a separate period of physical residence and integration.
The core requirement is to maintain a qualifying investment and comply with the property-use restrictions. Citizenship is possible later only through the separate naturalization route.
Who Is Eligible for the Greece Golden Visa in 2026?
Applicants need to meet the investor, document, insurance, and admissibility requirements.
The route is open to investors outside the EU, EEA, and Switzerland. Eligible close family members can be included with the main applicant.
Family Members You Can Include
Greece’s Golden Visa has broad family scope. Alongside the main applicant, you can include:
Avoid Common Document Mistakes
Errors in paperwork often cause delays in applications, not the investment itself. Watch out for:
Required documents
The checklist below lists the main documents usually needed for the application.
What Are the Investment Options for Greece Golden Visa?
Greece's Golden Visa has several qualifying investment routes. Real estate remains available under tiered rules, and financial routes are also available.
The 2024 rules added higher location tiers, property-use restrictions, and narrow exceptions for €250k real-estate projects.
| Route | Minimum investment | Where / scope | Rules | Use limits | Notes |
|---|---|---|---|---|---|
| Tier 1 Real Estate | €800,000 | Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents | Single property, ≥120 m² | No short-term rentals (STR/Airbnb); cannot use as company HQ | Prime zones; strictest threshold |
| Tier 2 Real Estate | €400,000 | All other regions of Greece | Single property, ≥120 m² | No short-term rentals | More affordable regions; still limited to one property |
| Special Real Estate Projects | €250,000 | Nationwide (specific cases) | Commercial→residential conversions, or restoration of listed buildings | Must complete before application; no STR; conversions not as HQ | Only exception to higher thresholds |
| Bank Deposit | €500,000 | Greek bank, fixed-term | Minimum one year; must be renewed | N/A | Funds must remain deposited throughout residency |
| Government Bonds | €500,000 | Greek government bonds | ≥3 years’ maturity remaining | N/A | Must be held via Greek custodian bank |
| Shares / Corporate Bonds | €800,000 | Greek companies (regulated markets/MTF) | Listed shares or bonds | N/A | Higher threshold reflects risk category |
| UCITS / AIF Funds | €350,000 | Greek assets or real-estate focused funds | Must be Greek-regulated | N/A | Lower entry vs direct shares/bonds |
Source note: Greek Ministry investor-permit guidance and Law 5100/2024 are the primary sources for the threshold tiers, the 120 m2 rule, the single-property requirement, short-term rental restrictions, and qualifying-property use limits.
What Are the Use Restrictions for Golden Visa Properties?
A qualifying Golden Visa property is subject to use and financing rules:
Myth vs fact
| Myth | Fact |
|---|---|
| “The €250k minimum still applies everywhere.” | No — €250k is now limited to conversions and listed-building restorations. Standard routes are €400k or €800k. |
| “I can buy two small flats to reach €400k.” | Not anymore. You must meet the threshold with one property of at least 120 m². |
| “I can cover the full purchase with a mortgage.” | Wrong — the qualifying threshold must be your own cash; loans only cover the excess. |
| “I can Airbnb my Golden Visa apartment.” | Prohibited. Short-term rentals are banned for qualifying properties. |
How Do You Apply for the Greece Golden Visa?
The application has several legal and administrative stages.
Most steps can be handled remotely under a Power of Attorney. Biometrics still require an in-person appointment in Greece.
How Long Does the Greece Golden Visa Process Take?
The Greece Golden Visa process is structured but varies in speed depending on how quickly you prepare documents, how long bank KYC checks take, and the backlog at the immigration office where you file.
In practice, Greece timing depends heavily on the filing office, document readiness and appointment availability; busy regions can take much longer than the clean document-preparation timeline. For a current country-by-country benchmark, compare Golden Visa processing times worldwide.
The process has eight main steps, from choosing the investment route to receiving the five-year residence card. A lawyer can handle many filing steps under a Power of Attorney, but biometrics require an in-person visit.
What Documents Do You Need for the Greece Golden Visa?
Use this as a stage-by-stage filing checklist. Keep originals plus clear scans. Where noted, documents must be apostilled or legalised and translated into Greek by an approved translator.
Investment documents (by route)
Real estate
- Notarial purchase deed (final contract) + certified copy
- Land Registry / Cadastre certificate (ownership registration)
- Proof of funds from abroad (bank SWIFT/MT103, transfer slips)
- Seller payment receipts (full consideration received)
- Property tax receipts (transfer tax or VAT payment proof)
- Notary & registry fee receipts
- Technical/title due diligence summary (encumbrances, planning, sqm confirmation)
Financial routes (deposit/bonds/funds/shares)
- Subscription/purchase agreement (signed)
- Custodian/bank confirmation of holdings (on letterhead)
- Trade confirmations / settlement notes (ISINs where applicable)
- Portfolio/position statement (showing the qualifying minimum)
- Proof of inbound funds to Greece (bank SWIFT/MT103)
Keep records that prove the amount invested, the instrument or asset, and custody or registration in Greece. Authorities use those records to verify the route.
Main applicant documents
- Passport (valid; certified copy)
- Recent biometric photos (per Greek specs)
- Criminal record certificate from country of residence (+ apostille/legalisation)
- Proof of lawful funds (bank statements, source-of-funds trail, sale contracts, dividends, etc.)
- A certificate for private health insurance covering Greece is also required.
- Greek Tax ID ( AFM) confirmation
- Proof of address (where available)
- Power of Attorney (POA) (if your lawyer files on your behalf)
Family documents (as applicable)
- Spouse/partner: marriage certificate or registered partnership ( apostilled/legalised + Greek translation)
- Children under 21: birth certificates. For children who turn 21 after approval, confirm the separate 3-year permit evidence with Greek counsel.
- Parents / parents-in-law: birth/marriage documents that show a relationship (no dependency proof is typically required).
- Passports + photos for all dependants
- Consent / custody documents for minors if only one parent applies
Translations & apostilles (common pain points)
Who can certify/translate
- Apostilla is required for Hague member countries, while consular legalisation is needed for other cases.
- Translation by a Greek Ministry-listed translator, a Greek lawyer, or an approved translation service per current rules.
Typical rejections (avoid these)
- Name mismatches across documents (add a notarised name-variance statement if needed.)
- Expired police certificates (order near filing; check the validity window)
- Missing apostilles/legalisation on civil status documents
- Poor scans (low resolution, cropped seals)
- Unclear source of funds (make the trail explicit with a short cover note)
How Much Does the Greece Golden Visa Cost?
The headline investment amount is only part of the cost. Applicants also need to budget for application fees, taxes, notarial costs, and ongoing property expenses.
On average, expect 11–12% extra in total transaction costs on top of the property price.
Cost Breakdown (Property Route)
| Cost item | Typical amount / % | Notes |
|---|---|---|
| Residence permit application fee | €2,000 per main applicant; €150 per family member | Paid at filing |
| Card issuance fee | €16 per card | Plastic biometric card |
| Property transfer tax | 3% of property value | For resale properties |
| VAT | 24% of purchase price | For new builds (if applicable) |
| Notary fees | ~1–1.5% of property value | Mandatory for contracts |
| Land registry / cadastre | ~0.5–0.7% | Registration of deed |
| Legal fees | 1–2% of property value (or fixed €5k–€10k) | Varies by firm |
| Agent fees | ~2% (buyer side) | Customary in Greece |
| Health insurance | €300–€600 per person/year | Required for all applicants |
| Annual ENFIA property tax | €3–5 per m² (approx.) | Ongoing cost |
| Property management | €1,000–€3,000/year (optional) | If renting long-term |
Fee note: Ministry guidance lists the €2,000 residence-permit fee and €16 card fee. Transfer tax, VAT, notary, registry, legal, insurance, and management costs are transaction estimates and vary by property and adviser.
Example Calculator (Real Estate Scenarios)
- At a €400k property purchase (other regions): transfer tax (3%): €12,000
- Notary + registry (~2%): €8,000
- Legal fees (1.5%): €6,000
- Permit fees: €2,000 (main + family)
- Insurance, translations, extras: ~€2,500 Estimated total: ~€430k–€445k
- At an €800k property purchase (Attica, Thessaloniki, Mykonos, Santorini, or qualifying islands): transfer tax (3%): €24,000
- Notary + registry (~2%): €16,000
- Legal fees (1.5%): €12,000
- Permit fees: €2,000 (main + family)
- Insurance, translations, extras: ~€3,000 Estimated total: ~€860k–€880k
Fees by Investment Route (Golden Visa Program)
| Investment option | Minimum amount | Residence permit fee | Legal fees (est.) | Renewal fee |
|---|---|---|---|---|
| Real Estate (Tier 1) | €800,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| Real Estate (Tier 2) | €400,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| Special Projects (Conversions / Listed) | €250,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| Bank Term Deposit | €500,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| Government Bonds | €500,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| UCITS / AIF Funds | €350,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
| Shares / Corporate Bonds | €800,000 | €2,000 + €150 per family | €5k–€10k | €2,000 + €150 per family |
What Are the Tax Implications of the Greece Golden Visa?
Your tax obligations in Greece depend on whether you are considered a tax resident or a non-resident.
Non-Resident
- You are taxed only on Greek-source income (for example, long-term rental income from your qualifying property).
- Income outside Greece is not taxable locally if you are a non-resident.
Resident (over 183 days in any 12-month period)
- If you are in Greece for more than 183 days cumulatively during any 12-month period, AADE treats you as Greek tax resident from the first day of presence, unless an exception or treaty position applies. Permanent residence, habitual abode, or centre-of-vital-interests facts can also make someone Greek tax resident.
- Tax residents are subject to tax on their worldwide income.
- Special tax regimes may apply, including the 7% flat tax for qualifying foreign pensioners under Law 4714/2020. Confirm eligibility with a Greek tax professional before relocating.
Double Tax Treaties (DTT)
Greece has double tax treaties with many countries. Depending on the treaty and income type, these rules can reduce or offset double taxation.
In practice, treaty relief can involve declaring income in both countries and applying credits or exemptions. The result depends on the treaty and income type.
- Greek tax residence depends on cumulative presence over any 12-month period, permanent or principal residence, habitual abode, centre of vital interests, and treaty position. Confirm your position with AADE guidance and tax advice before relocating.
- Greece has double tax treaties with many countries, but treatment depends on your treaty country and income type. Get advice before relying on treaty relief.
Tax note: Golden Visa approval does not itself make you Greek tax resident. AADE looks at cumulative presence over any 12-month period, permanent or principal residence, habitual abode, centre of vital interests, and applicable treaty rules.
How Do You Renew the Greece Golden Visa?
View of the Acropolis from Athens
The main condition for renewing your Greek Golden Visa is to maintain a qualifying investment and hold valid residence documents.
File renewal within the two months before your permit expires. Late filing is possible up to one month after expiry with a €100 fine; after that, renewal filing is not possible.
At renewal, you will need to show:
- Provide evidence that you continue to own the qualifying property or financial asset.
- Valid health insurance covers Greece
- Updated passports and family documents
The renewal fee is about €2,000 per main applicant and €150 per family member, plus €16 per card. Processing usually takes a few months, though times can vary by immigration office.
Renewal source note: Ministry and Gazette guidance require the qualifying property or investment to remain in force, plus current documents, health insurance, applicable fees, and renewal filing within the two months before expiry.
How Does Greece Compare to Other European Golden Visas?
European Golden Visa routes now differ sharply by investment type, stay requirement, processing time, and citizenship path.
| Feature | Greece | Italy | Portugal | Hungary | Cyprus | Malta |
|---|---|---|---|---|---|---|
| Minimum Investment | €250k (eligible conversions/listed restorations) €400k (other regions) €800k (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100) | €250k (Startup) €500k (Company) €1m (Donation) €2m (Govt. bonds) | €250k (Culture/Arts support) €500k (Funds, research, company capital with jobs); 10 jobs route separate | €250k (Fund) €1m (Donation) | €300k (new residential, other real estate, company shares, or fund units) | €99k+ fees (MPRP) + €375k RE or €14k/yr rent Total: ~€475k+ (purchase) or €169k+ (5yr rent) CBI closed April 2025 - residency only |
| Real Estate Option? | Yes (tiered; strict rules) | No | No (abolished 2023) | Yes (funds only) | Yes (new residential or other real estate; company/fund routes also exist) | Yes (MPRP RE or rent; citizenship route has RE req.) |
| Processing Time | Varies; legal issuance due within 2 months after complete file | 3–4 months | 9–12+ months (often 2+ years backlog) | 4-8 weeks (varies by file) | 2–5 months | 2–5 months |
| Physical Stay Req. | None | None | 7 days/year | None | 1 visit every 2 years | None |
| Time to Permanent Residency | 5 years (renewable permit) | 5 years | 5 years | 5 years | Immediate permanent residence | Immediate permanent residence |
| Time to Citizenship | 7 years (with residence & language exam) | 10 years (physical presence needed) | 10 years (7 for EU/CPLP nationals); counts from permit issuance | 8 years continuous stay + language/culture exam | 8 years (in the last 11) | 5+ years (naturalization only; no direct CBI) |
| Standout Advantage | €250k eligible conversions/restorations, property route, family inclusion | Startup/company routes and tax regime; no real-estate route | Established funds route, low stay, NHR/IFICI tax regime | Fast processing, 10-year permit | Permanent residence from day one | Permanent residence from day one, 4-generation family inclusion |
Comparison source note: Greece figures use Greek Ministry/Gazette sources. Portugal route examples use AIMA ARI guidance; Italy's tax-regime note uses Agenzia Entrate guidance; Cyprus category wording follows Ministry of Interior Regulation 6(2) guidance.
What Are the Common Mistakes to Avoid?
Even well-prepared applicants run into problems. Most issues stem from misunderstandings or rushed paperwork.
Careful planning reduces rejection risk, especially around property eligibility, lawful-funds evidence, translations, apostilles, and biometrics timing.
Greece compared with other options
Why choose Greece?
- Greece still has a property route, unlike Portugal and Italy.
- The €250k route still exists only for eligible conversions or listed-building restorations.
- There is no minimum stay requirement to renew the permit.
- Eligible family members can include a spouse or registered partner, children under 21, qualifying stepchildren under 21, and parents of both spouses.
Why choose others?
- Italy: May suit applicants comparing company or startup routes and the flat-tax regime.
- Portugal: Established funds route and tax regime; citizenship now takes 7 years for EU/CPLP nationals or 10 years for others.
- Hungary: Fund route; current processing should be checked before relying on timing estimates.
- Cyprus: Immediate permanent residency; low physical presence requirement.
- Malta: Permanent residence from day one; PR programme for those seeking security (CBI closed April 2025).
Bottom line
Greece remains a relevant EU residence-by-investment route for applicants who want property ownership, Schengen mobility, and family inclusion under one renewable permit.
The 2024 reforms made prime-area real estate more expensive and added stricter property-use rules, but Greece still offers a renewable residence option for investors who do not plan to relocate immediately.
How Movingto helps: Movingto compares Greece against other EU residence routes, coordinates licensed Greek legal professionals, and keeps the file sequence clear: route review, property and source-of-funds due diligence, AFM and banking setup, purchase sequencing, residence filing, biometrics, and renewal planning.
Before committing funds, check the property tier, lawful-funds trail, document legalisation, filing office, biometrics timing, and family-document requirements. Those details usually decide whether the file moves smoothly or stalls.