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Greece Golden Visa after Brexit: Greek residency for UK citizens with a low entry threshold

More than 17,000 British nationals now call Greece home — drawn by the relaxed lifestyle, sunshine, tax perks, and the ability to stay longer than 90 days in the Schengen Area.

For UK citizens, one of the most straightforward ways to get long-term residency is through the Greece Golden Visa. This route offers a 5-year renewable residence permit, with no minimum stay requirement, and is most commonly tied to a real estate investment of €250,000 or more.

In this guide, we take a closer look at how the Greece Golden Visa works post-Brexit, what the key requirements are, and what to keep in mind before making the move.

Anna Semenyuk
Author • Anna Semenyuk

Explained nuances of the Greece Golden Visa for UK citizens

Fact checked byPaul Lauber

Reviewed byVladlena Baranova

Greece Golden Visa for UK citizens after Brexit

Greece Golden Visa after Brexit: Greek residency for UK citizens with a low entry threshold

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Can UK citizens obtain a Greece Golden Visa after Brexit?

The Greece Golden Visa is a residency-by-investment program that offers non-EU citizens and their families a 5-year residence permit in exchange for investment of at least €250,000. The permit can be renewed every 5 years without limit, allowing holders to maintain their residency in Greece for as long as they wish. The only requirement is to maintain the investment — there is no obligation to live in Greece.

To qualify for the Greece Golden Visa, investors can choose from nine routes tailored to their financial goals:

  1. Real estate investment — €250,000, €400,000, or €800,000, depending on the property location and type.

  2. Investment in mutual or alternative investment fund units — €350,000.

  3. Opening a fixed-term deposit in a Greek bank — €500,000.

  4. Long-term lease or timeshare contract for tourist accommodation — €500,000.

  5. Greek company investment — €500,000.

  6. Greek real estate company investment — €500,000.

  7. Business holdings capital company investment — €500,000.

  8. Investment in Greek government bonds — €500,000.

  9. Investment in listed corporate or government bonds — €800,000.

Since 1 January 2021, UK citizens are treated as third-country nationals under Greek immigration law. They may enter Greece and other Schengen countries without a visa for short stays of up to 90 days within any 180-day period. However, for longer stays, a residence permit is now required. This change has led to a sharp rise in interest in residency-by-investment programs.

Greece has become one of the top destinations for Brits post-Brexit— thanks to its climate, quality of life, and business-friendly environment. The Golden Visa makes it especially appealing for those who want flexibility, access to the EU, and a smart long-term backup plan.

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Will you obtain residence by investment in Greece?

7 benefits of the Greece Golden Visa for UK citizens

1. Long-term residence. The Greece Golden Visa grants a 5-year renewable Greek residence permit for UK citizens, allowing unlimited stay in the country. As legal residents, they gain access to Greece’s public healthcare and education systems.

2. No physical-stay requirement. To maintain residency, investors only need to keep the qualifying investment. There is no requirement to live in Greece.

3. Favourable tax regime. One of the key benefits for UK citizens under the Greece Golden Visa after Brexit is the ability to become tax residents in Greece. This status offers the option to pay a flat €100,000 tax on global income.

This tax regime is often much lower than Greece’s standard rates, which can reach up to 45%, and substantially below the UK’s top rates, which may climb to 60%. For those earning more than €167,000 per year, Greece’s flat tax offers a much more attractive alternative.

In addition, retirees can benefit from a flat 7% tax on their global pension income, much lower than the UK’s rates, which can reach up to 45%.

When it comes to property, Greece applies a flat 3.09% tax on all purchases. In the UK, however, Stamp Duty Land Tax is tiered, starting at 0% and rising to 12%. While lower-value homes may be exempt, the tax climbs quickly on more expensive properties.

4. Business flexibility. Greece Golden Visa lets UK citizens incorporate their own business, which can be significantly more cost-effective than in the UK.

The standard corporate tax rate in Greece is 22%, lower than the UK’s 25%. While Greek employers face a higher social security contribution of 21.8% compared to the UK’s 15% National Insurance rate, overall labor costs remain lower. The key factor is significantly lower wages. In Greece, the average gross salary is €880 per month, compared to around €2,350 in the UK.

As a result, Greece offers an attractive environment for business owners and entrepreneurs. Constant tourism demand further boosts the appeal. With over 40 millions of visitors year-round, Greece sees steady business activity across sectors such as hospitality, real estate, retail, and services.

5. High rental yields. Under the Greece Golden Visa, short-term rentals are not permitted for investment properties. However, long-term leases are allowed and can offer rental yields of up to 10% per year. In 2025, Athens recorded an average long-term rental yield of 4.99%, just behind London’s 5.10%.

6. High capital growth potential. Real estate prices in Greece are growing faster than in the UK, with annual increases averaging 7—9%, compared to 6.4% across the UK. In 2024, Thessaloniki led the market, with residential prices rising by 12.11%. Athens saw prices climb 7.6%, significantly outpacing London’s 2.3% increase.

7. EU citizenship for the whole family. Under the Golden Visa program, investors can include family members such as a spouse, children, and parents in their application. After living in Greece for 7 years, they become eligible to apply for citizenship and gain full EU rights. To qualify, they must spend at least 183 days per year in the country throughout this period.

Greece Golden Visa for UK citizens after Brexit

Greece Golden Visa investment options and estimated costs

Under the Greece Golden Visa, there are 9 investment options, with the most popular being real estate purchases, opening a bank deposit, and investing in fund units.

1. Real estate purchase. The Golden Visa investment thresholds vary based on the type and location of the property:

  • €250,000+ — for properties purchased for renovation;

  • €400,000+ — for off-plan and move-in-ready properties of at least 120 m² in provincial areas;

  • €800,000+ — for off-plan and move-in-ready properties of at least 120 m² in prime locations such as Athens and its suburbs, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents.

Additionally, taxes and associated fees amount to roughly 5.5% of the property’s value.

Golden Visa properties can generate income through long-term rentals, with potential annual returns reaching up to 10%. Short-term rentals are permitted only for properties purchased before August 31, 2024.

Greece offers a 20% discount on ENFIA property tax, ranging from €2.50 to 16.25 per m², for homes insured against natural disasters such as fires, earthquakes, or floods. To qualify, the property’s value must not exceed €500,000 and the insurance must remain in force for at least 1 year.

Real estate for purchase in Greece

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Greece, Santorini

€450,000 — €550,000

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

square icon83 m² — 94 m²
bed icon3
bathroom icon1
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Greece, Kissamos

€1,250,000 — €2,200,000

Traditional style villas on the seafront in Crete

square icon132 m² — 258 m²
bed icon3—5
bathroom icon3—5
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Greece, Athens

€376,000 — €447,000

Hotel apartments in the historical center of Athens

square icon47 m² — 97 m²
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2. Purchase of investment fund units: €350,000+. Golden Visa applicants can choose to invest in licensed mutual or alternative investment funds that support the Greek economy. These funds generally deliver average annual returns of 4—5%.

3. Opening bank deposit: €500,000+. Investors have the option to open a fixed-term deposit with a Greek bank for at least one year, with automatic renewal. The account can also be held jointly with a spouse, registered partner, or close family members.

Additional expenses. Golden Visa applicants must also cover extra mandatory costs, including health insurance and government application fees. The fees amount to €2,000 for the main applicant, €150 for each accompanying family member over 18, while children under 18 are exempt.

Individual cost calculation for residence by investment in Greece

Individual cost calculation for residence by investment in Greece

Greece Golden Visa eligibility criteria for UK citizens

Investors must be over 18 years old to qualify for the Greece Golden Visa. They must also have no criminal record or ongoing prosecutions and be able to prove the legal source of their income.

Family members eligible for the Greece Golden Visa include:

  • spouse or registered partner;

  • children under 18;

  • children aged 18—21 if students;

  • parents of both the investor and the spouse.

If applying with a partner, a cohabitation agreement must be signed and officially registered in Greece.

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Documents required for the Greece Golden Visa

The following list of documents is required to apply for the Greece Golden Visa:

  • valid international passport;

  • 4 recent printed digital passport photos;

  • residence permit, if any;

  • health insurance;

  • criminal record certificate — for applicants aged over 14;

  • proof of investment, such as a real estate purchase agreement;

  • proof of residential address;

  • documents confirming the source of funds;

  • marriage certificate, if the spouse is included;

  • birth certificates of children, if they are included;

  • birth certificates of the main applicant and a spouse, if their parents are included.

All documents must be officially translated into Greek by a certified translator and legalised with an apostille.

Step-by-step procedure of obtaining Greece Golden Visa for UK citizens

Based on the experience of Immigrant Invest, obtaining the Greece Golden Visa usually takes a minimum of 4 months. Below is a step-by-step outline of the typical process when applying through a real estate investment.

1

1 day

Preliminary Due Diligence

A certified Anti-Money Laundering officer conducts a preliminary review to identify any potential issues. This helps keep the risk of Golden Visa rejection below 1%.

2

1+ weeks

Selecting an investment property

Immigrant Invest’s real estate specialists assist UK investors in selecting properties that match their financial objectives and lifestyle needs. Thanks to direct partnerships throughout Greece, the team provides access to a curated portfolio of over 200 pre-approved investment properties available for immediate purchase.

3

1+ weeks

Preparing documents

The investor provides the necessary paperwork and issues a power of attorney, allowing the legal team to act on their behalf in Greece. Attorneys handle the completion of official forms and the preparation of all required documents, including financial and personal records.

4

Up to 1 week

Obtaining a tax number in Greece

A Greek tax number, AFM, is required for major transactions like purchasing real estate. Lawyers handle the registration process and submit the necessary documents, with the tax number usually issued within 3 to 7 business days.

5

4+ weeks

Property purchase

The process starts with a preliminary agreement and a 10% deposit. Lawyers then draft the final purchase contract, which is signed before a notary.

This step can be completed either by the investor or by their lawyer acting under power of attorney. Once the contract is officially registered, the investor receives translated and notarised copies of all property documents.

6

1 day

Applying for a residence permit

After the investment requirement is met, the next step is to submit the residency application. This is done online through Greece’s official migration portal.

Within approximately 1 week, applicants receive confirmation certificates that permit legal residence in Greece for up to 1 year while their residency application is under review.

7

Within 24 weeks

Submission of biometrics

All applicants must attend an in-person appointment to provide their biometric data. These appointments are scheduled within 1 to 2 weeks of submitting the application.

UK citizens do not need a visa to enter Greece.

8

12+ weeks

Receiving residence permit cards

Once the application is approved, residence permit cards can be collected either in person or by a legal representative. To obtain the cards, the family must present their passports and return the original application confirmation certificates.

What UK citizens need to know before moving to Greece?

Tax registration. UK citizens cannot use the electronic AFM portal directly, so they need a Greek tax representative who will handle all dealings with the tax authorities on their behalf.

Mandatory documents include:

  • copy of the valid UK passport;

  • proof of the overseas address, such as the UK utility bill or bank statement;

  • hotel booking or rental contract, in case of having a Greek address;

  • completed M1 form, signed and notarised, for example at a UK solicitor or Greek Consulate.

The UK’s tax representative can submit the M1 form and documents at a Greek Tax Office or through a consulate abroad. In that case, documents are couriered and the applicant appears once to verify identity. If approved, the AFM is issued in 2—3 business days. The representative then registers the applicant on the AADE platform — Greece’s official online system, used for tax filings, payments, and managing financial obligations.

Albert Ioffe

Albert Ioffe,

Legal and Compliance Officer, certified CAMS specialist

Greece and the UK are bound by a Double Taxation Convention. If the same income or gain is taxed in both countries, UK citizens can either offset the Greek tax against their UK liability or claim exemptions when the tax treaty grants exclusive taxing rights to one country.

In practice, this means a UK pension, rental income or dividends sourced in Greece will not be taxed twice. Any Greek tax withheld can be offset against the UK bill under the treaty.

Banking and finance. The process of opening a bank account in Greece includes an in-person identity at a local branch, as non-EU nationals are generally not permitted to complete onboarding fully online. Those applying for the Greece Golden Visa through Immigrant Invest can open a bank account remotely as part of the process.

Once the account is active, balances and currency exchanges can be managed easily through online banking or a mobile app.

To open an account, the following are required:

  • AFM;

  • valid UK passport and a residence permit;

  • proof of address.

To apply for a consumer loan or mortgage, applicants must additionally provide proof of income and recent Greek bank statements. For a mortgage application, a property valuation report is also required.

For consumer loans and mortgages, Piraeus Bank provides the following options:

  • base short-term loan rate — 8.25%;

  • preferential rate — 8.90%;

  • variable-rate mortgages — 1.65 to 2.95%;

  • fixed-rate mortgages for terms of 3 to 30 years — 2.85 to 5% annually.

Networking. Greece offers a strong business ecosystem for both established leaders and emerging entrepreneurs. High-level networks like the Hellenic-American Chamber of Commerce provide access to senior executives and policy forums. Sector-specific groups such as the Greek FinTech Association support fundraising and innovation. Startups can tap into hubs like InnovAthens and The Cube.

For high-level marine business networking, the clearest epicenter is Athens. For example, the Flisvos Marina in Palaio Faliro stands out as the only marina in the country with 5 Gold Anchors, the superyacht industry’s highest service rating. It also hosts the Yacht Club of Greece, known for business luncheons and regatta events. 

The marina’s annual calendar includes industry fairs, sea trials, and broker showcases, attracting senior figures from D-Marin and the Greek Marinas Association.

Greece Golden Visa for UK citizens

Marina Gouvia in Corfu is a key gateway to the Ionian network, offering 1,235 berths for vessels up to 80 meters and dry-dock space for about 520 boats

Healthcare. Greece has both public and private healthcare systems, and UK citizens with residency can access both once they obtain a Greek social security number. It is issued at a Citizens’ Service Center or at the national insurance agency responsible for social security and pension services. To apply, individuals need a valid passport, AFM, and proof of residence. The process is typically completed on the spot.

Public healthcare covers most services free of charge for insured residents, including GP visits and hospital care. Prescription drugs require copayments of 10—25%.

Private healthcare provides faster access and more comfort. GP visits cost €40—80, specialists €60—150, and hospital stays €250—600 per night. Private insurance ranges from €600 to 2,500 annually, depending on coverage.

Finding schools. Greek residents benefit from free public education, however all instruction is delivered in Greek. There is a well-established private international school sector offering English-medium education. Annual tuition ranges broadly from €7,000 up to 18,000.

Here are some of the leading English-language schools in Athens that offer the IB or British curriculum:

  • International School of Athens;

  • Campion British School;

  • Byron College;

  • St. Catherine’s British Embassy School.

Language. Greece ranks 8th globally for English proficiency according to the EF Index, making it one of the most welcoming countries for English-speaking newcomers.

English is widely spoken in urban areas, especially among younger Greeks. Major banks offer English-language online platforms and in-branch services tailored to expats and non-residents. While public hospitals may have limited English support outside major cities, private clinics routinely serve English-speaking patients.

Government services are also accessible, with the gov.gr portal offering English versions of key platforms for residence, taxation, and other public services.

Even in smaller towns, communication is rarely a barrier. Bilingual assistance is often available for legal, medical, and administrative matters. As a result, living in Greece without speaking fluent Greek is not only possible but generally manageable for most expats.

Settling. British expats in Greece are drawn to locations that blend comfort, convenience, and quality of life. In Athens, seaside suburbs like Glyfada and Voula are popular for their relaxed coastal atmosphere, while Kifissia appeals to families with its green spaces and calm setting.

In Thessaloniki, Kalamaria’s waterfront charm attracts long-term residents, while on the islands, Chania’s historic Old Town, Corfu’s elegant Spianada, and the medieval streets of Rhodes offer a mix of culture and everyday ease. These areas stand out for their strong expat networks, access to international education, English-speaking services, and a lifestyle that feels both connected and laid-back.

Conclusion: Greece Golden Visa roadmap for UK citizens

  1. The Greece Golden Visa is available to UK citizens after Brexit, offering a 5-year residence permit that can be renewed indefinitely.

  2. Greece Golden Visa provides access to business flexibility, a favorable tax regime, and real estate benefits through property investment.

  3. The minimum investment for UK applicants is €250,000 for properties purchased for renovation.

  4. Off-plan and move-in-ready properties require investments of €400,000 or €800,000, depending on location.

  5. Two more investment options are opening a bank deposit or purchasing investment fund units.

  6. One of the advantages of the Greece residence permit for UK citizens is that there is no minimum stay requirement. Maintaining the investment is sufficient to keep the permit valid.

  7. UK citizens can avoid double taxation by offsetting Greek taxes or claiming exemptions, so income like pensions or rent is taxed only once.

Immigrant Invest is a licensed agent for citizenship and residence by investment programs in the EU, the Caribbean, Asia, and the Middle East. Take advantage of our global 15-year expertise — schedule a meeting with our investment programs experts.

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Frequently asked questions

  • What are the rules for Greece Golden Visa 2025?

    The Greece Golden Visa is available to non-EU and non-EEA nationals, including UK citizens, who are over 18, have clean criminal records and can prove their funds. Residence permit is valid for 5 years and can be renewed. Investment options include:

    • real estate purchase for renovation — €250,000+;

    • purchase of off-plan and move-in-ready properties— €400,000+;

    • investment fund units — €350,000+.

    • bank deposit — €500,000+.

  • Can I retire to Greece from the UK after Brexit?

    Yes, the Greece Golden Visa is available to UK citizens after Brexit. A Greek residence permit for UK citizens is granted with a minimum investment of €250,000 in the country’s economy. The permit is valid for five years and can be renewed indefinitely.

  • What is the 7 year law in Greece?

    Under the 7-year law, citizenship by naturalisation is granted after 7 years of residence in Greece. To qualify, applicants must live in the country for at least 183 days each year throughout that period.

  • Can UK citizens get residency in Greece?

    The Greece Golden Visa grants a Greek residence permit to UK citizens. It is valid for 5 years and can be renewed. To keep residency status, UK citizens only need to maintain the investment, with no mandatory stay requirement. The minimum investment threshold is €250,000.

  • Can UK citizens buy property in Greece?

    Yes, purchasing property in Greece is one of the investment options available through the Greece Golden Visa. It provides UK citizens with a 5-year residence permit. The minimum investment is €250,000 for properties bought for renovation, while off-plan and move-in-ready properties require €400,000 or €800,000, depending on the area.

  • Who is eligible for the Greece Golden Visa?

    To qualify for the Greece Golden Visa, investors must be over 18, have no criminal record or ongoing prosecutions, and prove the legal source of their income.

    Eligible family members include a spouse or registered partner, children under 21 if students, and the parents of both the investor and the spouse. If applying with a partner, a cohabitation agreement must be signed and officially registered in Greece.

  • Where do British expats live in Greece?

    British expats in Greece often choose to settle in coastal suburbs and regional centers that offer strong amenities and a high quality of life. In Athens, popular areas include Glyfada and Voula for seaside living, and Kifissia for its family-friendly atmosphere. In Thessaloniki, the waterfront district of Kalamaria is a top choice. These locations offer established expat communities, international schools, and English-speaking services.

    On the islands, Chania’s Old Town in Crete, the Spianada esplanade in Corfu Town, and Rhodes Old Town in the Dodecanese are favored for their charm and livability.

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11 best European residence permits for US citizens: choose your gateway to a new life abroad

11 best European residence permits for US citizens: choose your gateway to a new life abroad

Europe is an attractive destination for many foreigners, including Americans, seeking residence permits. The region offers a high quality of life, often at a more affordable cost than the US.  In some countries, wealthy Americans can take advantage of fast and easy pathways to temporary and permanent residency. Entrepreneurs may also enjoy tax optimizations and the opportunity to expand their business into the unified EU market. In this article, we explore 11 European countries with the best residence permits for US nationals.

Albert Ioffe

Albert Ioffe

13 min
16 best golden passports in !year

16 best golden passports in 2025

Citizenship by investment (CBI) programs, often dubbed golden passports, offer individuals the opportunity to obtain a second passport in exchange for financial investments.  Golden passports are not to be confused with Golden Visas, which are programs that allow foreigners to obtain a residency permit for investment in a country’s economy. Learn more about the best options to become a citizen or a resident of another country by investment.

Albert Ioffe

Albert Ioffe

9 min
12 countries offering citizenship or residency by real estate investment in !year

12 countries offering citizenship or residency by real estate investment in 2025

Wealthy people from all over the world buy properties abroad for various reasons. For example, to save money or get a holiday home. However, owning property is not enough to visit the country anytime or live there for as long as you want. That’s when a residence permit or citizenship is a must. Discover the countries where investors can combine business with pleasure by both purchasing liquid properties and obtaining a second passport or a residence permit.

Elena Ruda

Elena Ruda

12 min
Cheapest Golden Visas: 13 updated EU and Caribbean options compared

Cheapest Golden Visas: 13 updated EU and Caribbean options compared

Golden Visas are one of the fastest ways for wealthy investors to become residents of a foreign country, and some options are absolute bargains. For example, it is possible to obtain residency in Europe for €182,000. In this article, we name the cheapest options to get a Golden Visa.

Albert Ioffe

Albert Ioffe

11 min
Top 6 countries in Europe offering residence by investment: updated guide for !year

Top 6 countries in Europe offering residence by investment: updated guide for 2025

Over the past decade, EU countries have collectively garnered approximately 25 billion euros in foreign direct investment through residency-by-investment programs. With an EU residence permit, investors are able to travel to the Schengen countries visa-free, establish a business, and, in some cases, receive tax benefits. Let’s discuss how investors can move abroad and the best places to do so.

Albert Ioffe

Albert Ioffe

9 min
45 strongest passports in the world in !year

45 strongest passports in the world in 2025

There are 256 countries in the world, but when choosing one for second citizenship, the decision comes down to concrete benefits.  A strong passport can provide visa-free access to key regions, reduce tax burdens, and unlock new business and investment opportunities.  A passport’s strength can be measured in different ways, depending on individual goals, such as ease of relocation, tax advantages, or dual citizenship policies. Still, the number of visa-free destinations remains the most widely used benchmark.

Albert Ioffe

Albert Ioffe

7 min
7 Digital Nomad Visas that lead to permanent residency and second citizenship

7 Digital Nomad Visas that lead to permanent residency and second citizenship

Around 50 countries offer Digital Nomad Visas, but only a few provide a pathway to permanent residence, or PR, and citizenship. It takes at least 6 months to obtain PR and between 3 and 10 years to acquire a second passport as a digital nomad. This article lists five European and two South American countries with Digital Nomad Visas that lead to permanent residence and citizenship.

Albert Ioffe

Albert Ioffe

11 min

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Zlata Erlach
Zlata Erlach

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