Greece Golden Visa for non-EU citizens: guide with the latest 2025 updates

The Greece Golden Visa is a residence by investment programme launched in July 2014 under Law 4251/2014. It was created to attract foreign capital during the country’s economic recovery.

Main investment route. Investors buy real estate worth at least €250,000 if the property requires renovation, regardless of location. Ready-to-move-in properties require a minimum investment of €800,000 in central Athens, Thessaloniki, Santorini, and Mykonos, and €400,000 elsewhere.

Alternative investment options. Other routes may suit applicants with specific financial or business goals. One can:

• purchase €350,000 worth of units in a mutual fund focused on Greek assets;

• purchase €350,000 worth of units in an Alternative Investment Fund investing in Greece;

• make a €500,000 fixed-term deposit in a Greek bank;

• sign a long-term lease or timeshare contract for tourist accommodation;

• invest €500,000 in a Greek company;

• invest €500,000 in a Greek real estate company;

• invest €500,000 in a business holdings capital company;

• buy €500,000 in Greek government bonds;

• invest €800,000 in listed corporate or government bonds.

Application process. The Greek Ministry of Migration and Asylum processes applications. Most are approved within 4+ months, depending on the region and demand.

Approval statistics. Since 2013, over 40,000 main applicants and family members have been approved. In 2023, Greece issued more than 8,400 residence permits. In 2024, this number rose by 10% to 9,289.

1. Freedom of travel. Holders can travel visa-free across the Schengen Area. This includes 29 countries and removes the need for multiple visas and long processing times.

2. European lifestyle without full relocation. Investors are not required to live in Greece. They can visit at any time while keeping their lifestyle abroad.

3. Asset protection. Greek real estate offers capital protection in a stable EU legal environment. It also helps diversify assets across borders.

4. Tax advantages. Newly built properties are exempt from the standard 24% VAT; instead, buyers pay a reduced 3.09% transfer tax. Tax residents of Greece may opt for a flat €100,000 tax on global income instead of progressive rates reaching 45%. 

5. Residency for the whole family. The permit covers spouses, children under 21, and parents of the investor and their spouse. All enjoy the same rights, including access to services and education.

6. Rental income allowed. Properties can be rented out for long-term income. Short-term rentals, such as Airbnb, are not allowed. Rental yields may reach up to 10% a year.

7. Path to EU citizenship. After 7 years of living in Greece, investors may apply for citizenship. They must meet language, integration, and residency requirements.

The Greece Golden Visa is open to non-EU citizens who meet specific financial and legal criteria.

The main applicant. Investors must be third-country nationals — citizens outside the EU and EEA. Eligible countries include the UK, US, Canada, China, India, South Africa, Turkey, and Gulf states.

Applicants must also:

• be at least 18 years old;

• have no criminal record in Greece or their country of origin;

• make a qualifying investment, such as in real estate or financial instruments;

• hold valid health insurance for themselves and their family.

Restrictions. Greece may refuse any applicant considered a threat to national security, public order, or international relations.

Family members. The following dependants can be included in the same application:

• a spouse or registered partner, including same-sex partners;

• children under 21;

• parents of the main applicant or the spouse.

Family members receive permits with the same rights and duration as the main applicant.

Anna Semenyuk,

Citizenship by Investment Programs Advisor

If the Golden Visa application is submitted before the child turns 21, they can be included as a dependant. To ensure the child receives a residence card, it is best to apply several months before the 21st birthday.

If the application is submitted shortly before the 21st birthday, the permit may be approved, but no card will be issued. A separate application would then be required for a card under the 21—24 age category.

Another option is to make the child the main applicant and the parent the dependant. This removes the need to prove financial dependency.

To qualify for the Golden Visa, non-EU citizens invest in eligible assets. Real estate is the most popular route, but other options suit different goals.

1. Real estate. This is the main route for most investors. The minimum investment depends on the property type and location:

• €250,000 for properties needing renovation or conversion into residential use;

• €800,000 for new or ready-to-move-in properties in high-demand areas;

• €400,000 applies for new or ready-to-move-in properties in all other regions outside high-demand areas.

Investors must purchase a single property of at least 120 m² under both the €400,000 and €800,000 thresholds.

Properties acquired under the Greece Golden Visa can be rented out on a long-term basis, generating a stable income stream for investors. Rental agreements must have a minimum duration of 1 year, as short-term rentals such as Airbnb are not permitted. 

2. Long-term hotel or tourist lease. Investors can sign a lease worth at least €400,000 for a hotel or furnished tourist property. The lease must last at least 10 years.

3. Tourist residence timeshare. Investors may sign a timeshare contract for tourist property. The investment starts at €400,000, and the contract can last up to 60 years.

4. Receiving property by inheritance or gift. Investors can qualify by acquiring real estate worth at least €400,000 through inheritance or donation. The property must meet the program’s legal and valuation rules.

Examples of real estate properties eligible for a residence permit in Greece

Greece, Santorini

€450,000 — €550,000

Mediterranean style villa next to the sea in Santorini with guaranteed rent

83 m² — 94 m²

3

1

Greece, Kissamos

€1,250,000 — €2,200,000

Traditional style villas on the seafront in Crete

132 m² — 258 m²

3—5

3—5

Greece, Athens

€376,000 — €447,000

Hotel apartments in the historical center of Athens

47 m² — 97 m²

1

1

5. Shares in investment funds. Investors may buy fund shares totalling at least €350,000. The fund must:

• invest only in Greek stocks, corporate or government bonds;

• hold assets worth at least €10 million;

• be licensed by a market regulator in its country of registration.

6. Fixed-term bank deposit. A deposit of at least €500,000 in a Greek bank is required. It must be fixed for 1 year and set to renew automatically.

7. Greek government bonds. Investors can buy government bonds worth at least €500,000. The bonds must have a minimum maturity of 3 years.

8. Greek companies. Investors may purchase shares worth €500,000 in a company based or registered in Greece. This includes real estate firms and venture capital funds.

9. Portfolio of company shares or government bonds. This route requires investing €800,000 in corporate shares or government bonds listed on a regulated market.

To apply for the Greece Golden Visa, non-EU citizens submit a complete set of documents. All documents must be translated into Greek, notarised, and comply with local rules. Errors or missing documents can delay or block approval.

General documents for the main applicant:

1. Valid passport. Issued by a non-EU country and valid during the application process.

2. Application form. Completed and signed in Greek, including personal, investment, and dependant details.

3. Proof of investment. Such as a property purchase contract or documents for another eligible investment.

4. Proof of payment. Bank receipts confirming that the investment funds were transferred to Greece.

5. Greek Tax Identification Number. Required before any property transaction.

6. Health insurance. Must meet national standards and cover the applicant in Greece.

7. Criminal record certificate. Issued by the country of origin or residence, showing no serious convictions.

Additional documents for family members include marriage certificates for spouses or registered partners, legalised and translated into Greek. Birth certificates of the children are also required. For those aged 21—24, proof of financial dependency or continuous education may be requested.

Proof of relationship is added for parents of the main applicant or spouse, usually a birth certificate or official record.

Notes for non-EU nationals. All documents must be apostilled or legalised, depending on the country of origin. Translations must be done by certified translators recognised in Greece.

Countries outside the Hague Apostille Convention — such as Canada, China, the UAE, and Qatar — must legalise documents through consular channels. This includes authentication by the country’s foreign ministry and the Greek consulate.

Khalid, 41

Entrepreneur from Qatar

Business without borders: how a Qatari entrepreneur secured Greek residency in 2 months

A businessman from Qatar faced travel restrictions to the Schengen Area and chose the Greece Golden Visa as a solution. 

With guidance from Immigrant Invest, he purchased property worth €250,000 and received a 5-year residence permit in just 2 months — unlocking visa-free travel and greater freedom for his entire family.

Learn a case

Beyond the Golden Visa, Greece offers residence permits for retirees, remote workers, employees, students, and family members. Each type has its own requirements, rights, and duration.

The financially independent person permit is designed for those with stable income from abroad, such as retirees. The required monthly income is €2,000, increased by 20% for a spouse and 15% per child. 

The permit is valid for 3 years and renewable. Holders cannot work in Greece.

The Digital Nomad Visa is for remote workers employed by non-Greek companies. Applicants must earn at least €3,500 per month, plus 20% for a spouse and 15% per child. 

The visa is valid for 1 year, with the option to apply for a 2-year renewable permit.

Work and business permits are for those employed by Greek companies or starting a business in Greece. A valid employment contract or business plan is required. 

Permits are issued for 1—2 years and are renewable.

The EU Blue Card is for highly skilled professionals with a job offer in Greece. Applicants need a university degree and a salary at least 1.5 times the average gross annual salary in Greece. 

The card is valid for 2 years and renewable.

Student residence permits are available to non-EU citizens enrolled in accredited Greek educational institutions. Proof of enrolment, sufficient funds, and health insurance are required. 

The permit is valid for the length of the programme and renewable.

Family reunification permits are for spouses and children under 18 of non-EU residents in Greece. Proof of relationship and financial means is required. 

The permit is valid for 1—2 years and renewable.

Residence permit for family members of Greek or EU citizens. Non-EU family members of Greek or EU citizens can apply for this type of residence. Applicants must show proof of relationship and cohabitation in Greece.

The permit is valid for 5 years and may lead to permanent residency. 

Golden Visa holders are not required to live in Greece, but many choose to enjoy its climate, food, and relaxed lifestyle. For those planning to relocate or spend part of the year in Greece, understanding the financial and everyday realities is important.

Taxation on global income and property. Golden Visa holders are not automatically taxed in Greece. They become tax residents only if they spend more than 183 days a year in the country or have vital interests there. In that case, they may be taxed on global income.

Greece has a progressive income tax of up to 44%; property owners pay annual real estate tax based on property value and location.

Local taxes for residents may include:

• municipal taxes, usually charged through utility bills;

• property transfer tax of 3% on the declared purchase value;

• VAT of 24% on goods and services, with reduced rates in some areas.

Average living expenses. Monthly costs for a single person:

• €800–1,200 in Athens;

• €1,000–1,500 on popular islands like Santorini or Mykonos.

Less touristy areas like Crete or Thessaloniki offer lower rent and better value.

Access to education and healthcare. Golden Visa holders can access private schools, many offering British or American curricula. Public schools are free but taught in Greek.

Public healthcare is free or low-cost for tax residents and contributors. Most non-residents use private health insurance, which is required for the visa.

Safety and infrastructure. Greece is generally safe. Petty crime like pickpocketing may occur in larger cities, but tourist areas and islands are considered safe.

Urban areas offer reliable transport, strong internet, and modern services. Infrastructure in rural areas and on islands is improving but may be less consistent outside the tourist season.

Naturalisation after 7 years. Non-EU nationals may apply for Greek citizenship by naturalisation after 7 years of continuous legal residence. The 7-year period starts from the date the applicant begins living in Greece, not from when the Golden Visa is issued.

Language and integration requirements. Applicants must show they are integrated into Greek society. This includes:

• passing a Greek language exam at B1 level;

• showing knowledge of Greek history, geography, and political system.

Applicants also should prove economic or social ties, such as work, business, or study in Greece.

1. The Greece Golden Visa offers non-EU citizens direct access to European residence by investment. With a minimum entry point of €250,000 and no stay requirement, it is 1 of the EU’s most flexible programs.

2. Investors receive visa-free travel across the Schengen Area, the right to rent out property for long-term income, and a 5-year renewable residence permit for the entire family.

3. The Golden Visa does not lead to citizenship unless the applicant lives in Greece for at least 7 years and meets integration criteria. 

4. Long-term presence is essential for those seeking a second passport in Greece.

5. With proper legal support, the Greece Golden Visa can be a strategic step toward greater freedom, security, and mobility for the whole family.