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Golden Visa

Greece Golden Visa Application

Full legal coordination for Greece's residency-by-investment program -- property sourcing, due diligence, purchase coordination, application filing, and five-year residence permit issuance for the whole family.

For non-EU citizens seeking European residency through real estate investment, capital contributions, or qualifying financial instruments -- with no minimum stay requirement and visa-free Schengen travel.

2,500+

Successful applications across all programs

5 years

Renewable residence permit, no minimum stay

3-6 months

Typical processing time in 2026

From EUR 250,000 -- heritage/conversion properties; EUR 400K regional; EUR 800K Athens, Thessaloniki & major islands

Whole family included -- spouse, children under 21, and parents of both applicant and spouse

No stay requirement -- maintain the investment to keep the permit; live anywhere

Schengen access -- visa-free travel across 27 European countries for the entire family

Residency by Investment

European Residency Through Investment

Greece's Golden Visa program grants five-year renewable residence permits to non-EU citizens who invest in qualifying Greek assets. Launched in 2013 and reformed under Law 5100/2024, the program now operates a three-tier real estate system alongside alternative financial investment routes. There is no minimum stay requirement -- maintain the investment to keep the permit.

With Spain's Golden Visa eliminated in April 2025 and Portugal's real estate route closed since October 2023, Greece remains one of the last EU countries offering residency through direct property ownership. The program includes your entire family -- spouse, children under 21, and parents of both applicant and spouse -- under a single investment.

Last updated: February 2026

Read our full Greece Golden Visa guide

Zone A -- EUR 800,000

Athens (entire Attica region), Thessaloniki, Mykonos, Santorini, and all Greek islands with populations exceeding 3,100 inhabitants. Single property, minimum 120 sqm. Greece's highest-demand markets with strong rental yields and capital appreciation. Properties can be rented long-term.

Zone B -- EUR 400,000

All other regions of Greece not covered by Zone A. Single property, minimum 120 sqm. Includes Crete (outside major tourist zones), the Peloponnese, mainland Greece, and smaller islands. Emerging markets with strong growth potential and significantly lower entry costs than Athens or the Cyclades.

Zone C -- EUR 250,000

Available anywhere in Greece, including Zone A locations. Applies to commercial-to-residential property conversions (buildings unused for 5+ years) and full restoration of listed heritage buildings. No minimum size restriction. The most affordable Golden Visa pathway in 2026 -- requires renovation or conversion completion.

Alternative Investments

Non-real-estate routes: EUR 500,000 bank deposit (one-year term) or Greek government bonds (three-year term). EUR 350,000 in mutual funds or alternative investment funds investing in Greek securities. EUR 250,000 in qualifying startups registered with Elevate Greece. EUR 800,000 in corporate bonds.

Why MovingTo

The Investment Most People Overpay For

Greece's tiered system creates opportunities -- and traps. Zone C properties at EUR 250,000 exist in Athens, but require genuine conversion or heritage restoration. Zone B boundaries are precise and change at the municipality level. Overpaying for the wrong zone, buying a property that doesn't qualify, or missing documentation requirements costs investors hundreds of thousands. We prevent that.

Property Due Diligence

Every property must pass legal verification before purchase: clean title, no encumbrances, correct zoning classification, cadastral registration, building permits, and compliance with the Golden Visa tier requirements (size, zone, conversion status). We conduct full due diligence through our Greek legal team -- title search, municipality checks, and building compliance review -- before you commit any funds.

Purchase & Transfer Coordination

Greek property transactions require a specific sequence: Greek tax number (AFM), Greek bank account, notarial deed, transfer tax payment, land registry filing, and cadastral registration. We coordinate the entire purchase process -- notary selection, contract drafting, fund transfers, tax payments -- and ensure the transaction is structured to satisfy Golden Visa requirements from the outset.

Residence Permit Application

Once the property is acquired, the Golden Visa application is filed with Greek immigration authorities. Documentation includes proof of investment, biometric data collection, health insurance, criminal record certificates, and family documentation. We prepare the complete dossier, schedule biometric appointments, and manage the application through to permit issuance -- including the new digital Golden Visa cards available from 2026.

Service Scope

What We Handle, What We Don't

We Handle

  • Investment assessment -- budget, family structure, preferred region, and tier recommendation
  • Property sourcing and shortlisting through our Greek real estate network
  • Full legal due diligence -- title search, encumbrance check, zoning, cadastral, building permits
  • Greek tax number (AFM) and Greek bank account setup
  • Notarial deed preparation, contract review, and purchase coordination
  • Transfer tax payment and land registry / cadastral filing
  • Golden Visa residence permit application and biometric appointment scheduling
  • Family inclusion -- spouse, children, and parent documentation
  • Health insurance sourcing for all applicants
  • Five-year permit renewal and ongoing investment compliance

We Don't

  • Provide ongoing property management, rental management, or maintenance services
  • Offer investment advice, financial planning, or portfolio management
  • Guarantee property appreciation or rental yields
  • Handle Greek citizenship applications (separate process after 7 years)
  • Guarantee visa approval -- decisions rest with Greek immigration authorities

From Assessment to Residence in Greece

Typical timeline: 3 to 6 months from engagement to permit

01

Assessment & Property Selection

We assess your budget, family size, preferred location, and investment goals. You receive a curated property shortlist with pricing, zone classification, rental potential, and Golden Visa qualification status. Zone C heritage/conversion opportunities identified where applicable. Preliminary due diligence conducted on shortlisted properties.

02

Due Diligence & Purchase

Full legal due diligence on selected property. Greek tax number (AFM) obtained. Greek bank account opened. Purchase contract drafted by our notary. Transfer tax paid (3% of declared value). Notarial deed executed. Property registered with the land registry and Hellenic Cadastre. All documentation preserved for the Golden Visa application.

03

Application Filing

Complete Golden Visa dossier assembled: proof of investment, property documentation, passport copies, health insurance, criminal record certificates, and family documentation. Biometric appointment scheduled. Application filed with the Greek Ministry of Migration and Asylum. Family members included in the same submission.

04

Permit Issuance & Setup

Five-year residence permit issued -- digital Golden Visa card available from 2026. Schengen-area travel rights activated for the entire family. No minimum stay required. Property can be rented for income. Permit renewal coordinated at five-year intervals as long as the investment is maintained. Citizenship pathway available after seven years of continuous residency.

Client Results

"Purchased an apartment in central Athens for EUR 810,000. MovingTo handled the full due diligence, identified an encumbrance issue the seller hadn't disclosed, negotiated a resolution, and completed the purchase. Golden Visa for myself, my wife, and both sets of parents -- six permits from one investment."

H. & F. Al-Rashid

Golden Visa -- Zone A, Athens -- UAE, 2025

"Found a Zone C heritage conversion in the Plaka district -- EUR 250,000 entry point in the heart of Athens. The team coordinated the restoration compliance, building permits, and change-of-use documentation before filing the Golden Visa. Permit approved in four months."

M. Chen

Golden Visa -- Zone C heritage conversion, Athens -- China, 2025

"Invested in two properties in Crete totalling EUR 420,000. MovingTo confirmed both were in Zone B, handled the dual purchase coordination, and filed the Golden Visa with my wife and two children. Four residence permits, strong rental income from both properties during tourist season."

J. & S. Okafor

Golden Visa -- Zone B, Crete -- Nigeria/UK, 2024

"Opted for the EUR 500,000 government bond route rather than real estate. MovingTo coordinated the Greek bank account opening, bond purchase through a licensed intermediary, and filed the Golden Visa. No property management needed -- the bond generates yield and the permit renews every five years."

P. Johansson

Golden Visa -- Government bonds -- Sweden, 2025

Common Questions

Working With Us

How much do I need to invest?

The minimum depends on location and property type. Zone A (Athens, Thessaloniki, Mykonos, Santorini, and islands with 3,100+ inhabitants): EUR 800,000, single property, minimum 120 sqm. Zone B (all other regions): EUR 400,000, single property, minimum 120 sqm. Zone C (commercial-to-residential conversions and heritage restorations, available anywhere): EUR 250,000, no size restriction. Non-real-estate alternatives start from EUR 250,000 (startups) to EUR 500,000 (bonds, deposits).

Do I need to live in Greece?

No. There is zero minimum stay requirement. Maintain the investment and the five-year permit renews indefinitely. You can live anywhere in the world while holding Greek residency. However, if you wish to pursue Greek citizenship, you must reside in Greece for at least 183 days per year for seven consecutive years.

Who can be included in the application?

Spouse (including same-sex partners since February 2024), children under 21 (extendable to 24 with annual renewals), and parents of both the main applicant and the spouse. Three generations can obtain Greek residency through a single investment. No additional investment is required for family members -- each receives their own five-year permit and Schengen travel rights.

Can I rent out my property?

Yes. Long-term rental is permitted in all zones. Short-term rental (Airbnb) is allowed in most areas but may face restrictions in certain municipalities. Rental yields in Greece typically range from 3% to 5% annually. The property must remain in your ownership to maintain the Golden Visa -- selling it without purchasing another qualifying property means the permit will not be renewed.

What are the tax implications?

Greek residency does not automatically make you a Greek tax resident -- you become tax resident only if you spend more than 183 days per year in Greece. If you do become tax resident, Greece offers a non-domicile regime: EUR 100,000 flat annual tax on worldwide income for qualifying investors (not Greek tax resident in prior seven years, minimum EUR 500,000 investment). Pensioners can access a 7% flat rate on foreign pension income for fifteen years. Property taxes include annual ENFIA and 3% transfer tax on purchase.

How long does the process take?

Typical timeline: three to six months from engagement to permit issuance in 2026. Property selection and due diligence: two to six weeks. Purchase and registration: four to eight weeks. Golden Visa application and processing: six to twelve weeks. Digital Golden Visa cards are available from 2026. Significant backlogs existed in prior years, but digital modernisation has improved processing speed.

Get Started

Start Your Greece Golden Visa Application

Get an investment assessment, property shortlist, and full timeline from our licensed Greek legal team -- from property selection through to five-year residence permit issuance.

Your Case Is Reviewed By

REPLACE_LAWYER_NAME

Licensed Immigration & Property Lawyer

Bar License Number: REPLACE_BAR_NUMBER

REPLACE_LAWYER_NAME oversees every Greece Golden Visa engagement, from property due diligence and purchase coordination through to residence permit application and family inclusion, ensuring every investment meets Golden Visa qualification requirements.

2,500+ successful applications across all programs -- 100% approval rate -- 4 European markets

Start Your Application

Free assessment with a licensed immigration lawyer. No obligation.

Your information is used only to respond to your request.

After You Submit

  • Lawyer assesses your investment budget, preferred region, and family structure
  • You receive a property shortlist, cost breakdown, and full application timeline
  • We advise on investment tier, tax implications, and rental income potential
Greece Golden Visa Start Application