What is a Golden Visa?
The Greek Golden Visa is Europe's most affordable residency-by-investment programme. With a minimum investment of €250,000, investors and their families gain permanent European residency, Schengen travel freedom, and a clear pathway to EU citizenship.
What are the requirements?
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Investment: Purchase real estate property in Greece, or invest in a Greek company.
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Proof of funds: Demonstrate the lawful origin of the investment funds.
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Clean criminal record: Provide a certificate from the country of origin, confirming the absence of a criminal record.
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Health insurance: Purchase health insurance covering Greece and the entire Schengen Area.
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Residency: There is no minimum stay requirement to keep your Golden Visa. You only need to maintain your qualifying investment.
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Renewal: Renew the visa every five years by maintaining the investment and meeting the other requirements
What are the benefits?
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Residency & Living:
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5-year renewable residence permit
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No minimum stay requirement
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Lifetime residency while investment held
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Family Inclusion:
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Spouse or registered partner
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Children under 21 years old
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Parents of main applicant + spouse
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Investment Returns:
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Guaranteed rental yields (3-4%)
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Athens prices 25-30% below 2007 peak
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Capital appreciation potential
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Education:
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Access to Greek public schools & universities
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International schools (UK, US, IB curricula)
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Easy access to European schools
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Healthcare:
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Access to Greek public healthcare (ESY)
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High-quality private hospitals
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Affordable private insurance (€70-150/yr)
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Travel Freedom:
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Visa-free access to 29 Schengen countries
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90 days per 180-day period in Schengen
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No visa delays or appointment hassles
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EU Citizenship:
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Citizenship eligible after 7 years
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Greek passport: 4th strongest globally
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Visa-free access to 187 countries
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Business Rights:
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Own a business in Greece
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Serve as company director
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Receive dividends from Greek companies
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Note: The benefits of the Golden Visa program may be subject to change and may vary depending on individual circumstances.
The Process
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KYC & Screening: Eligibility review to confirm qualification before any property commitment.
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Needs Analysis: Consultation on investment goals, timeline, budget, and specific requirements.
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Property Selection: Curated options from vetted developers with viewings and full due diligence.
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Transaction: Legal documentation, notary, payment processing, and visa application submission.
Investment Options for a Greek Golden Visa
Investment | Property Type | Location |
|---|---|---|
$250,000 | Commercial-to-residential conversions | All of Greece including Athens |
$400,000 | Standard residential (min 120m²) | Rest of Greece (except below areas) |
$800,000 | Standard residential (min 120m²) | Athens, Thessaloniki, islands with population >3,100 |
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Frequently Asked Questions
What is the Greece Golden Visa?
The Greece Golden Visa is a residency-by-investment program that grants non-EU citizens a five-year renewable residence permit in exchange for a qualifying real estate investment.
How much do I need to invest to get a Greek Golden Visa?
As of 2026, the minimum investment is €400,000 in most areas of Greece, but in select high-demand zones the threshold is €800,000. There is also a way to the Golden Visa with only a €250,000 investment anywhere in Greece using the commerical to residential conversion rule.
Do I have to live in Greece to keep the Golden Visa?
No, there is no requirement to reside in Greece full-time to maintain your Golden Visa status.
Can my family members also get residency?
Yes, the Golden Visa extends to immediate family members, including your spouse, children under 21, and in some cases, dependent parents.
How long does it take to get the Golden Visa in Greece?
Processing times typically range from 2 to 4 months, depending on the completeness of your documents and investment type.
Does the Golden Visa lead to Greek citizenship?
Yes, after 7 years of legal residence in Greece, Golden Visa holders may apply for Greek citizenship, provided they meet language and integration requirements.
Can I rent out the property I buy for the Golden Visa?
Yes, you are allowed to rent out your investment property and generate income while holding the Golden Visa.
Can I sell the property and keep the Golden Visa?
No, if you sell your property and your total investment falls below the minimum threshold, your Golden Visa will be revoked.
Is the Golden Visa valid for travel in Europe?
Yes, it allows visa-free travel within the Schengen Zone, but it does not grant work rights in other EU countries.
Can I work or start a business in Greece with a Golden Visa?
While you cannot work as an employee in Greece, you are allowed to own a business, manage property, and invest.
Understanding the Greek Golden Visa Laws
Legal Basis
The Greek Golden Visa program was established under Law 4251/2014 and is administered by the Ministry of Migration & Asylum. It provides residency rights to non-EU nationals through real estate investment.
Investment Thresholds
While the base investment starts at €400,000, amendments introduced regional variations. Areas like central Athens, Mykonos, and Santorini now require a minimum of €800,000. As of 2026 there is also a route to the Golden Visa at €400,000 anywhere in Greece using the commerical to residential conversion clause.
Property Requirements
The investment must be in real estate that is legally cleared, properly documented, and registered under your name or a legal entity solely owned by you.
Renewal Conditions
The five-year residence permit is renewable indefinitely as long as you maintain ownership of the qualifying property and meet all legal obligations.
Government Processing
Applications are submitted to the local Decentralized Administration office. Legal representation is permitted, and biometric data must be submitted in person.
Glossary of Common Terms for the Greece Golden Visa
Residence Permit
A government-issued document that allows non-EU nationals to legally reside in Greece for a specific period.
Schengen Zone
A group of 27 European countries with no border controls between them. The Greece Golden Visa allows travel throughout this region.
Decentralized Administration
The regional government office responsible for processing residency applications and issuing residence permits.
Legal Title Deed
The official document that proves ownership of a property in Greece. It must be properly registered to qualify for the Golden Visa.
Notary Public
A licensed legal official in Greece who oversees property transactions, verifies contracts, and ensures that all procedures follow Greek law.
Beneficiary
A family member, such as a spouse, children, or dependent parents, who is eligible to receive residency under the main applicant’s Golden Visa.
Tax Identification Number (AFM)
A unique number required for any legal or financial activity in Greece, including purchasing property for the Golden Visa.
Renewal Period
The Greece Golden Visa is valid for five years and can be renewed indefinitely as long as the investment is maintained.
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