Updated on December 24, 2024
Greece Golden Visa
EU residence permit by investing in real estate increasing in value
€250,000+
Investment amount
4+ months
Obtaining period
5 years
Residency validity
Investors obtain Greece Golden Visas by purchasing residential or commercial properties valued at €250,000+. Another option is to lease tourist accommodation or enter into a timeshare agreement.
Besides real estate investments, there is an option to invest in local companies' capital, purchase securities and government bonds, or open bank deposits. In these cases, the minimum investment amount is €500,000.
Buying shares of mutual and alternative investment funds requires at least €350,000.
Residence permits are issued to the investor’s family: spouse, children under 24, and parents.
There is no requirement to pass exams in Greek language or history. Living in Greece is only necessary if the investor plans to apply for citizenship.
Greece has been granting Golden Visas since 2014. The conditions for applicants are specified in Law No. 4251 dated 1.04.2014 and its amendments.
Benefits of the Greece Golden Visa
1
Visa-free travel to the Schengen countries
Greek residents can spend up to 90 days out of 180 in any Schengen country without a visa.
Greek residents can spend up to 90 days out of 180 in any Schengen country without a visa.
2
Straightforward path to residency for the entire family
Golden Visa applicants are not required to take exams in Greek language, history, or culture.
Residence permits are granted to the investor’s family, including the spouse or registered partner, children, and parents.
Golden Visa applicants are not required to take exams in Greek language, history, or culture.
Residence permits are granted to the investor’s family, including the spouse or registered partner, children, and parents.
3
Passive income and returnable investments
Investors may rent out their properties on long-term leases. The average yield on Greek properties is 3—5% per annum.
Maintaining ownership of the investment is mandatory when extending the residence permit. The property can be sold after the residence permit expires or upon acquisition of citizenship, which is possible 7 years later.
Investors may rent out their properties on long-term leases. The average yield on Greek properties is 3—5% per annum.
Maintaining ownership of the investment is mandatory when extending the residence permit. The property can be sold after the residence permit expires or upon acquisition of citizenship, which is possible 7 years later.
4
Moving to Greece and creating a “safe haven”
The residence permit allows the holder to visit Greece anytime, even when the borders are closed to tourists.
Relocating to the country is a right, not an obligation; renewing the residence permit only requires maintaining the investment. However, to be eligible for citizenship in Greece, one must spend at least 183 days per year in the country.
The residence permit allows the holder to visit Greece anytime, even when the borders are closed to tourists.
Relocating to the country is a right, not an obligation; renewing the residence permit only requires maintaining the investment. However, to be eligible for citizenship in Greece, one must spend at least 183 days per year in the country.
5
EU citizenship in 7 years
The Golden Visa is valid for 5 years and can be renewed an unlimited number of times.
Foreign nationals can obtain citizenship in Greece if they have spent at least 183 days per year in the country for 7 years. Applicants must demonstrate they have no criminal record or deportations and pass a written exam on the Greek language, culture, history, geography, and governance.
Greece allows its citizens to hold multiple passports. There is no need to renounce previous passports unless required by the country of first citizenship.
The Golden Visa is valid for 5 years and can be renewed an unlimited number of times.
Foreign nationals can obtain citizenship in Greece if they have spent at least 183 days per year in the country for 7 years. Applicants must demonstrate they have no criminal record or deportations and pass a written exam on the Greek language, culture, history, geography, and governance.
Greece allows its citizens to hold multiple passports. There is no need to renounce previous passports unless required by the country of first citizenship.
6
Tax optimisation
If foreign investors become Greek tax residents, they can use benefits. The investor pays a flat tax on their global income — €100,000 per annum. The investor’s close relatives can also take advantage of the benefit and pay €20,000 per annum.
Without the exemptions, the global income tax is levied on a progressive scale of up to 45%.
If foreign investors become Greek tax residents, they can use benefits. The investor pays a flat tax on their global income — €100,000 per annum. The investor’s close relatives can also take advantage of the benefit and pay €20,000 per annum.
Without the exemptions, the global income tax is levied on a progressive scale of up to 45%.
7
Access to quality healthcare and education
Residents of Greece can get medical treatment or education in this country. Also, they can use their right to visit other Schengen countries visa-free to take short courses or visit clinics.
Residents of Greece can get medical treatment or education in this country. Also, they can use their right to visit other Schengen countries visa-free to take short courses or visit clinics.
Practical guide on the Greece Golden Visa
Step-by-step procedure
Requirements for applicants
Required documents
Answers to frequently asked questions
Who can get a Greece Golden Visa
Investment options for the Greece Golden Visa
Greece offers investors nine options for getting a residence permit by investment. Four of them are related to the purchase or rental of real estate.
Option 1
Real estate purchase — €250,000+
The minimum investment depends on the property location:
€800,000 in Attica and Thessaloniki, on Mykonos, Santorini, and islands with 3,100+ residents;
€400,000 in all other regions.
The threshold of €250,000 remains as an exception for properties purchased for renovation or conversion into residential space.
A single property valued at €250,000—800,000+ can be purchased.
The property area for purchases amounting to €400,000 or €800,000 must be at least 120 square metres.
The investor can buy residential or commercial real estate, one or multiple properties, as an individual or through a legal entity.
The rules are stipulated in Law No. 5038/2023 and Article 64 of Law No. 5100/2024.
Option 2
10-year lease of tourist accommodation — €400,000+
Option 3
Timeshare for tourist accommodation — €400,000+
Option 4
Receiving real estate as inheritance or a gift — €400,000+
Option 5
Purchase of shares in mutual or alternative investment funds — €350,000+
Option 6
Opening a fixed-term deposit — €500,000+
Option 7
Purchase of government bonds — €500,000+
Option 8
Capital investments in Greek companies — €500,000+
Option 9
Purchase of corporate and government bonds listed for trading — €800,000+
Individual cost calculation for the Greece Golden Visa
Get an individual calculation for your family with all associated costs and government fees
Golden Visa or residency for financially independent people and digital nomads: terms comparison
Besides investors, financially independent individuals and digital nomads can also obtain residence permits in Greece. Investments are not required for these residence permits; applicants must earn income from abroad and verify their savings.
Financially independent individuals must earn €2,000+ per month from sources outside Greece. They must also deposit at least €48,000 in a Greek bank account, increasing by 20% if a spouse is added and by 15% for each child.
Digital nomads must show a monthly post-tax income of at least €3,500+. The income requirement increases by 20% if a spouse is added and by 15% for each child.
Greece residency terms
Real estate under the Greece Golden Visa program
Greece, Santorini
€505,000 — €550,000
Mediterranean style villa next to the sea in Santorini with guaranteed rent
84 m² — 94 m²
3 
1 
Greece, Kissamos
€830,000 — €1,550,000
Traditional style villas on the seafront in Crete, Greece126 m² — 157 m²3 3 
Greece, Chania
€418,000 — €865,000
Classic style villas overlooking the bay in Crete108 m² — 213 m²3—5 3—5 Schedule a meeting
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Step-by-step procedure for obtaining the Greece Golden Visa by purchasing real estate
1 day
Preliminary Due Diligence
A certified Anti Money Laundering Officer conducts a preliminary Due Diligence check. It allows us to spot possible issues and reduce the rejection risk to 1%.
We sign an agreement with the investor only after the preliminary Due Diligence check. If there are risks, we offer an alternative solution: clarify the situation in an affidavit or choose another program.
Pass a quick test and learn the nuances that can prevent you from obtaining residency.
1 week
Preparation of documents
Lawyers fill out government forms and compile a list of financial and personal documents. The investor gathers the documents and signs a power of attorney authorising the lawyer to act on their behalf in Greece.
Up to 1 week
Getting a tax number in Greece
A tax number is essential for conducting major transactions in Greece, such as purchasing property.
The lawyer submits an application and documents for the tax number registration. Typically, the number is issued within 3 to 7 working days.
1—3 months
Property purchase
Immigrant Invest real estate experts assist the investor in selecting a suitable property for purchase. Lawyers ensure the transaction is clear and legitimate.
Initially, the investor signs a preliminary purchase agreement and deposits 10% of the property cost. Then, the lawyers prepare the final agreement with a notary.
The purchase agreement can be signed by the investor or by a lawyer under a power of attorney. The lawyer submits the agreement for registration in the Land Registry and the Cadastre, obtaining a registration certificate.
The buyer receives the full package of property documents with a certified translation.
1 day
Applying for a residence permit
The application for the Golden Visa is submitted after the investment condition is met, such as the completion of a real estate transaction.
Documents are submitted online via the official website of the Greek migration service. A certificate is issued upon submission, allowing the applicant to stay in the country for one year until a decision on the residence permit is made.
1 day
Submission of biometrics
All applicants submit their biometric data, as photographs and fingerprints are used to produce residence permit cards.
The opportunity to schedule a biometric appointment becomes available 1—2 weeks after submitting the residency application. A visa may be required for travel to the country:
a tourist visa if the investor has purchased property;
a national D visa if the investment was made under another option.
The biometric procedure must be completed within 6 months from the date of the residency application and before the expiry of one year.
1—2 months
Receiving residence permit cards
The application for a residence permit in Greece is processed within 1—2 months.
The investor can collect the residence permit card personally or authorise a lawyer. Upon receiving residence permits, the investor’s international passport is presented, and the certificate of application for the residence permit is returned.
Every 5 years
Residence permit renewal
Residence permits are valid for 5 years and can be renewed. Applications and the required documents should be submitted within two months before the expiry of the current permit. Maintaining ownership of the property or other investment assets is mandatory.
Our clients’ reviews
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Additional services after getting a Greece Golden Visa
After obtaining a Greece residence permit, the investor may decide to become a tax resident, buy another property, extend their residence permit or obtain permanent residency or citizenship. See how we continue to help our clients.
Case Studies
Greece
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