Greece Golden Visa
The Greece Golden Visa Program offers a long-term residence permit to non-EU nationals who make qualifying investments in the country. Since its launch in 2013, the program has provided international investors and their families with a safe, predictable, and advantageous pathway to reside in Europe.
Language
Greek
Currency
Euro
Total Area
131,958 km2
Capital
Athens
Government
Parliamentary Republic
Population
10,724,599
The Greece Golden Visa Program is a residence-by-investment program that enables nationals of non-European Union countries to obtain a long-term residence permit in Greece, provided that they fulfil the prescribed investment requirements.
Since its launch in 2013, the program offers investors and their family members a secure, predictable, and advantageous opportunity for living and investing in Europe.
Golden Visa holders acquire the right to reside in Greece while also benefiting from visa-free travel to all EU Schengen countries.
Greece Golden Visa Investment Options:
The Greece Golden Visa is a residence-by-investment program that grants a five-year renewable residence permit to foreign investors who acquire real estate or make other qualifying investments in Greece. As for 2026, Qualifying Invesment Options are:
A) Real Estate Investment
Effective 1 September 2024, Greece has updated the minimum investment thresholds under the Golden Visa Program:
1. €800,000 Minimum Investment – High-Demand Areas
- Central Athens
- Central Thessaloniki
- Popular islands (e.g., Mykonos, Santorini)
- Regions with a population exceeding 3,100
The property must be a single residential unit of at least 120 m².
2. €400,000 Minimum Investment – Other Regions
- All other areas of Greece not listed above
- Property must be a single residential unit of at least 120 m²
3. €250,000 Minimum Investment – Conversion & Redevelopment Projects
- Applicable to specific redevelopment projects involving conversion of commercial spaces (e.g., hotels, offices, industrial buildings) into residential use
- No location restrictions; certain projects in central Athens (Kolonaki, Glyfada, Voula) may still qualify
Investors must be at least 18 years of age. Exceptionally, minors aged 14+ may be eligible with parental consent.
To explore Golden Visa–eligible real estate projects, please contact us directly.
B) Fund Investment Option
As an alternative to real estate, investors may obtain Greek residency through a qualifying fund investment:
- Minimum investment: €400,000
- Funds must be based in Greece or directed toward Greek assets
- Initial residence permit is valid for 5 years and renewable indefinitely
- Covers spouse and dependent children
Advantages:
- No need to purchase real estate
- Professional fund management and diversified portfolio
- Visa-free access to the entire Schengen Area
- No minimum physical stay required
This is an ideal solution for investors seeking a flexible and liquid pathway to EU residency.
Application Process Overview
The process can be handled remotely with limited need to travel to Greece (biometric appointment only):
- Property Selection & Reservation
Sign a reservation agreement and pay initial deposit. - Tax ID & Documentation
Obtain Greek Tax ID (AFM), collect and translate required documents. - Completion of Investment
Pay the remaining purchase amount and execute the notarial deed. - Application Submission
Submit Golden Visa application and receive temporary residence (“white card”). - Biometrics & Final Residence Permit
Attend biometric appointment and receive the 5-year residence permit.
The permit is renewable indefinitely, as long as the investment is maintained.
Processing Timeline
The average application timeline is 6 to 8 months, depending on the investment type and documentation.
Applicants receive a temporary residence certificate, allowing legal stay and Schengen travel while awaiting final issuance of the card.
Eligible Family Members
The main applicant may include the following family members in the application:
- Spouse
- Unmarried children under age 21
- Parents of the main applicant
- Parents-in-law
Key Benefits of the Greece Golden Visa
- Residence rights for the entire family
- Visa-free travel across all 27 Schengen countries
- No physical stay requirement in Greece
- Eligibility to apply for Greek citizenship after 7 years of residency (with conditions)
- Real estate may be rented to third parties (long-term lease only)
- 5-year residence permit, renewable without limitation
- Among the lowest investment thresholds in Europe
Frequently Asked Questions (FAQs)
Non-EU nationals over 18 years of age who fulfill the investment criteria. Family members are also eligible under one application.
As of 2024, investments start from €250,000 (for certain redevelopment projects), €400,000 for standard regions, and €800,000 for high-demand zones.
No. The program grants permanent residency, not citizenship. However, citizenship may be applied for after 7 years of continuous residence.
Only for the biometric appointment. All other steps can be completed remotely through a power of attorney.
No. The Golden Visa has no language, education, or work requirements.
Yes. Long-term rentals are allowed. Short-term Airbnb-style rentals are restricted under new regulations.
You lose your Golden Visa status unless you reinvest in another qualifying asset. The residence permit is tied to maintaining the investment.
If you are not tax-resident in Greece, there is generally no income tax liability. However, local property taxes and capital gains may apply.
Yes, with some restrictions. Purchases in border zones and certain islands may require Ministry of Defense approval.
Yes. The program is governed by Law 4251/2014 under the Greek Immigration and Social Integration Code.
Contact Us
At Ketenci & Ketenci, we are a leading international law firm specialized in residency and citizenship by investment programs. We provide full legal support and international property advisory services for the Greece Golden Visa Program.
[email protected] I +90 532 132 92 33
