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Greece's Golden Visa program looks different today than it did eighteen months ago. Two rounds of legislative reform, in 2024 and again in early 2026, have reset the investment thresholds, tightened the property rules, and changed how the permit's five-year validity is calculated. At Ketenci & Ketenci, we work from the current version of the program, coordinating directly with Greek counsel so clients are not relying on guidance that predates these changes.
Launched in 2013, the program remains one of the most widely used residency-by-investment routes into the European Union.
Our clients come from a broad range of jurisdictions, including the Gulf states, South and Southeast Asia, East Asia, North Africa, and the post-Soviet states. Many are already familiar with residency-by-investment programs elsewhere and are comparing Greece against alternatives that have closed or changed materially in recent years, including Portugal's residential route and Spain's now-discontinued scheme.
As immigration lawyers working across four jurisdictions, we coordinate directly with Greek counsel, licensed real estate agents, and tax advisors so that clients receive a single, accountable point of contact throughout the process.
What the Golden Visa Actually Buys You in Greece
The Greece Golden Visa is a residence-by-investment program granting a five-year, renewable residence permit to non-EU nationals who complete a qualifying investment. It remains one of the few established EU residence-by-investment programs still offering a direct residential real estate route, following the closure of Portugal's property option in 2023 and Spain's program in April 2025.
There is no minimum stay requirement to obtain or maintain the permit, no language test at the residency stage, and no obligation to reside in Greece. The permit does not by itself confer EU citizenship or tax residency.
The Law Behind the Numbers
The program is regulated under the Migration and Social Integration Code (Law 5038/2023), Article 100, as amended by Article 64 of Law 5100/2024, which introduced the current three-tier real estate thresholds effective from 31 August 2024. The framework was further consolidated by Law 5275/2026, published in the Government Gazette (FEK A' 17) on 6 February 2026, which introduced a statutory processing target and changed how permit validity is calculated. Applications are administered by the Greek Ministry of Migration and Asylum.
Seven Ways to Qualify, Not All Worth Considering
The principal real estate and financial investment routes are summarised below. Real estate remains the most commonly used, but fund and financial instrument routes have gained traction among investors who prefer not to manage a physical property. Greece also offers a separate startup investment route, subject to equity, ownership, and job-creation conditions, described after the table.
| Route | Minimum Investment | Details |
|---|---|---|
| A: Real Estate, High-Demand Zone Most Popular | €800,000 | Applies to Attica (Greater Athens), Thessaloniki, Mykonos, Santorini, and any island with over 3,100 residents. Single residential unit of at least 120 m². |
| B: Real Estate, Standard Zone | €400,000 | Applies to all other regions, including most of the Peloponnese, most of Crete, and smaller islands. Single residential unit of at least 120 m². |
| C: Conversion or Restoration Property | €250,000 | Limited to commercial-to-residential conversions and listed heritage buildings under restoration. No location restriction; the 120 m² floor does not apply. |
| D: Fund Investment | €350,000 | Investment in a mutual fund or Alternative Investment Fund holding Greek-listed shares, corporate bonds, or government bonds, with the fund maintaining at least €10 million in total assets. |
| E: Fixed-Term Bank Deposit | €500,000 | Fixed-term deposit placed with a Greek banking institution, subject to the bank's own compliance and source-of-funds review. |
| F: Government Bonds | €500,000 | Greek Government Bonds with a minimum three-year maturity, purchased through an authorised intermediary. |
| G: Startup Investment | €250,000 | Investment in an eligible Greek startup registered with Elevate Greece, subject to a viable business plan, minimum equity participation, and job-creation conditions. |
Practical Note: Real Estate, High-Demand Zone
Since the 2024 reform, the qualifying investment must be met through a single property title. Combining several smaller units, a common workaround under the previous €250,000 regime, no longer satisfies the threshold. Properties in Attica and the other listed zones often command higher acquisition prices and may face stronger investor demand, while also carrying the least rental flexibility, since short-term letting of a qualifying property is restricted. We review title history and zoning status before any deposit is placed.
Practical Note: Real Estate, Standard Zone
This is currently the most commonly used route among our clients. Inventory meeting the 120 m² and single-title requirements is more readily available outside Attica and Thessaloniki, though buyers should budget for transfer tax of roughly 3.09% of the purchase price on top of the investment amount.
Practical Note: Conversion or Restoration Property
Genuine €250,000-eligible inventory is limited. Eligible properties are generally commercial premises undergoing conversion to residential use, or protected heritage buildings under restoration. The legally required change of use must be completed and properly evidenced within the timeframe prescribed by the applicable rules before the residence application can be approved. A significant share of properties marketed online as "€250K Golden Visa eligible" do not in fact meet these criteria, and we verify classification with the relevant municipal authority before recommending any listing.
Practical Note: Fund Investment
The fund route avoids property management and maintenance obligations but requires ongoing diligence on the fund manager and underlying holdings. Not every fund qualifies, and the precise domicile, portfolio composition, and asset-size requirements vary by fund category and are subject to change. We verify each fund's eligibility and current terms with Greek financial counsel before any subscription is made.
Practical Note: Fixed-Term Bank Deposit
Greek banks apply their own source-of-funds and compliance checks independently of the Golden Visa application itself, and not all institutions process these deposits with the same efficiency. We work with banks that maintain dedicated compliance teams for investor clients.
Practical Note: Government Bonds
The bonds purchased must carry a minimum three-year maturity at the time of acquisition and be registered through an authorised Greek intermediary. The qualifying investment must remain in place for as long as required to maintain the residence permit; the applicable maturity and holding conditions should be confirmed before purchase. This route carries interest-rate and currency exposure over the holding period and is generally better suited to investors already holding EUR-denominated assets.
Practical Note: Startup Investment
This route was introduced alongside the wider 2024 to 2026 reforms and is structurally different from the other options: eligibility depends on the target company's registration status with Elevate Greece, the equity stake acquired, and evidence of job creation, rather than a fixed purchase price alone. It is best suited to investors comfortable with early-stage business risk rather than those seeking a passive asset. We review the target company's registration and business plan before any commitment is made.
Not Sure Which Investment Route Fits Your Situation?
Our legal team will review your circumstances and recommend the most suitable pathway, at no obligation.
Get in Touch Call Us: +90 532 132 92 33From Property Search to Residence Card
Our team manages the process end to end, coordinating with Greek counsel and licensed intermediaries on your behalf:
- Initial eligibility review and selection of the appropriate investment route
- Issuance of a notarized and apostilled Power of Attorney (PoA)
- Registration for a Greek Tax Identification Number (AFM)
- Property reservation and initial deposit, or fund subscription, or deposit placement
- Collection and translation of supporting documentation, submitted upfront under current requirements
- Completion of the investment: notarial deed, fund transfer, or deposit confirmation
- Submission of the Golden Visa application to the competent authority
- Biometric appointment, generally attended in Greece; availability through a Greek consular authority should be confirmed case by case
- Issuance of the five-year residence permit card
Application Timeline
Law 5275/2026, in force since 6 February 2026, is reported to introduce a 90-day administrative target for the examination of a complete application. This should not be read as a guaranteed end-to-end completion time: property due diligence, investment completion, document preparation, and biometric availability can all extend the overall process. In practice, the full timeline from property identification to residence card in hand typically runs 8 to 10 months. The same reform is also reported to change permit validity so that it runs from the date the residence card is issued rather than from the date the investment was completed. We confirm the exact provisions with Greek counsel before relying on these points in any specific case.
What You Actually Gain
- Residence rights for the main applicant and eligible family members under a single application
- Visa-free travel across the 29-country Schengen Area for up to 90 days in any 180-day period
- No minimum physical stay requirement in Greece, before or after the permit is issued
- Five-year permit, renewable indefinitely provided the qualifying investment is maintained
- Real estate may be leased on a long-term basis, subject to the short-term rental restriction described below
- Pathway to Greek citizenship after seven years of continuous legal residence, subject to separate naturalisation conditions
- Among the lowest entry-level investment thresholds of any EU residency program still offering a real estate route
Who Qualifies, and Who Can Come With You
Applicants must be at least 18 years of age, hold a clean criminal record, and meet one of the qualifying investment thresholds. There is no language or education requirement at the residency stage.
- Main applicant, non-EU national, aged 18 or over
- Spouse or registered partner
- Unmarried children under the age of 21
- Parents of the main applicant and parents of the spouse, with no age limit and no requirement to prove financial dependency
Renewal arrangements for a dependent child who reaches the initial age limit may differ from the rules that applied at first application, and should be confirmed against the law in force at the relevant renewal date.
Under the 2026 reform, family reunification documentation is reported to generally be required upfront with the main application rather than added at a later stage. We confirm the current documentation sequence with Greek counsel at the start of each engagement, and recommend early preparation of dependents' documents in any event, since this shortens the overall timeline regardless of the exact procedural requirement in force.
What the Property Rules Won't Let You Do
Two restrictions introduced by Law 5100/2024 apply specifically to real estate acquired for the Golden Visa and are worth disclosing clearly before an investor commits funds:
- Single-property rule: the qualifying investment threshold must be met by one property; combining multiple smaller titles is no longer accepted
- Short-term rental restriction: qualifying properties may not be let on a short-term, sharing-economy basis, and may not be sublet; long-term leases remain permitted
Does This Make You a Greek Taxpayer?
Holding a Greek residence permit does not, by itself, make an investor a Greek tax resident. Tax residency is generally determined by physical presence: individuals who spend more than 183 days in Greece within a calendar year may be treated as Greek tax residents, with corresponding worldwide income tax obligations. Investors who intend to remain non-resident for tax purposes should structure their time in Greece accordingly and take independent tax advice, particularly where the interaction with their home country's residence tests is relevant.
Property transfer tax of approximately 3.09% of the purchase price applies to real estate acquisitions, in addition to notary, legal, and registration costs typically totalling a further 2 to 4%.
Greece Against the Alternatives
Greece combines one of the more accessible entry thresholds in Europe with a mature legal system and an established investor market.
Real Estate Market
An established property market supported by land registry, notarial, and due-diligence procedures, with active foreign investor demand across Athens, Thessaloniki, and the islands.
Legal Protections
An EU member state where property ownership and transactions operate within Greek law and the broader EU legal framework, backed by a functioning court system.
Family Coverage
Spouse, unmarried children under 21, and parents of both partners can be included under a single application.
Route Flexibility
Investors can choose between real estate, fund, deposit, bond, or startup routes depending on whether they want an active asset or a fully managed investment.
Ready to Begin Your Greece Golden Visa Application?
Speak with our legal team today. We coordinate the full process, from investment structuring to permit issuance.
Start Your Application [email protected]Why Clients Bring This Application to Us
With over 40 years of senior legal experience across four jurisdictions, Ketenci & Ketenci advises investors on residency and citizenship programs throughout Europe, the Middle East, and beyond.
- Cross-border coordination: we work directly with Greek counsel, licensed agents, and tax advisors so clients deal with a single point of contact
- Property verification: title, zoning, and 2024/2026 threshold compliance are checked before any deposit is placed
- Remote-capable process: documentation and investment steps can be completed remotely, with travel limited to the biometric appointment
- Multilingual support: assistance available in English, Turkish, Arabic, and Mandarin
- Transparent fee structure: full cost breakdown, including third-party and government fees, provided upfront
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This page is provided for general informational purposes only and does not constitute legal advice. Investment thresholds and procedural requirements are subject to change by the Greek authorities. For advice specific to your circumstances, please contact our legal team directly.