Golden Visa in Greece
The Golden Visa is a residence permit program (not an actual visa, but a 5-year residence permit) granted to third-country nationals (non-EU/EEA) in exchange for a significant investment in the country, usually in real estate.
Ιnvestment Requirements (Greece)
The minimum investment amount varies depending on the area and the type of investment, according to the recent changes (from 2024):
- €800,000: For properties in high-demand areas (e.g., Central Athens, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100 residents). The investment must concern a single property of at least 120 sq.m.
- €400,000: For properties in most other regions of Greece (outside the zones above). This must also be a single property of at least 120 sq.m.
- €250,000: The lowest threshold applies to specific cases, such as converting a commercial property into residential use or restoring a listed/heritage building.
Benefits of the Golden Visa Program (Greece)
Key advantages include:
- 5-year residence permit: Renewable indefinitely, as long as the investment is maintained.
- Travel within the Schengen Zone: Visa-free travel to the 26 Schengen countries for up to 90 days within any 180-day period.
- Family reunification: The investor may include their spouse/partner under a civil partnership, minor children (up to 21, or up to 24 if financially dependent students), as well as dependent parents of both spouses.
- Right to reside and study: Holders and their families may live and study in Greece, with access to public healthcare and education (under certain conditions).
- No minimum stay requirement: There is no physical residency requirement to maintain or renew the permit, except for a short visit for biometric data.
- Eligibility for citizenship: After seven (7) consecutive years of legal residence (and tax residency), investors may apply for Greek citizenship (additional requirements include passing language and cultural knowledge exams).
- Ability to rent out the property: The property may be rented out long-term to generate income, although short-term rentals (e.g., Airbnb) are restricted in some cases due to recent regulatory changes.
Greece is one of the most attractive destinations for real estate investment, combining natural beauty, high quality of life, and strong tourism development. Tourism, a key pillar of the Greek economy, continually increases demand for luxury residences, seaside properties, and short-term rental investment projects.
Areas with strong tourism activity — such as Athens, Crete, the Cyclades, and the Ionian Islands — show consistent increases in property values, offering high returns and significant investment opportunities. At the same time, programs like the Greek Golden Visa boost demand from international buyers seeking both investment and residence rights in Greece.
Today, the Greek real estate market is on an upward trajectory, making it an ideal destination for those seeking stability, security, and long-term investment value.
Required Documents for Issuing a Golden Visa in Greece
For the Main Applicant
-
Four passport photos and a CD containing the digital versions.
-
Copy of passport or other document proving legal entry into Greece.
-
Private health insurance, preferably from a Greek insurance company, with full hospital coverage.
-
Copy of the property purchase contract worth at least €250,000 or €500,000 depending on the area.
-
Notarial deed certifying that the property meets all legal requirements.
-
Property registration certificate from the Land Registry.
For Family Members
-
Four passport photos.
-
Passport copy with valid entry visa for Greece.
-
Birth certificate (where required).
-
Private health insurance, same as the main applicant.
-
Family status certificate issued by a competent authority, certified with an “Apostille” stamp or translated and certified by a Greek consulate or the Greek Ministry of Foreign Affairs.
Greek Bank Requirements & Supporting Documents
-
Documents proving the legality of the buyer’s income. This may include tax returns, inheritance documents, dividend statements, income from rent or property sale, etc. All documents must be translated into Greek or English.
-
Translated utility bill showing your residential address.
-
Translated document stating your place of employment or a pension certificate.
-
Document certifying your mobile phone number from the relevant provider.
-
Bank statement from the applicant’s foreign bank (the sending institution).
Additional Costs for Obtaining a Golden Visa in Greece
These are the necessary costs related to the property purchase. They are calculated as percentages of the total purchase price:
-
Property transfer tax
-
Registration fees
-
Notary fees
-
Lawyer’s fees
-
Real estate agency fees
Obtaining the Golden Visa in Greece with the help of Visa Greca
The Golden Visa in Greece is an excellent opportunity for third-country investors seeking to obtain a residence permit through real estate investment. With the changes implemented in 2025, the framework has become more flexible, offering options better suited to modern market needs.
If you are looking for investment opportunities in the Greek real estate market and wish to secure your own Golden Visa , VISAGRECA is here to support you. Our specialized team handles the entire process—from preparing and submitting applications to the final issuance of the residence permit—ensuring a smooth, transparent, and successful experience.
Frequently Asked Questions about the Golden Visa in Greece
The Greek Golden Visa offers investors a renewable five-year residency in Greece.
Yes, the Golden Visa allows family members of the main applicant to obtain their own residence permits, ensuring a complete pathway for family relocation in Greece.
No, the Golden Visa does not provide employment rights in Greece. Holders are, however, permitted to establish and actively participate in businesses, including roles as shareholders, executive managers, or board members.
The Greek Golden Visa offers investors and their families permanent residence, visa-free travel across the Schengen Area, and full access to Greece’s education and healthcare services.
Usually, applicants receive their Golden Visa within two months of submitting their application, ensuring a swift and efficient process.
Once the application is submitted, the applicant receives a certificate enabling seamless travel to and from Greece while the Golden Visa is being processed.
The certificate issued upon application is valid for one year, allowing uninterrupted travel to and from Greece during this period.