Greece Golden Visa
Property investment · Permanent residence · No minimum stay
Greece’s golden visa is a permanent residence permit granted in exchange for qualifying investment, most commonly the purchase of property. It covers the applicant, spouse, children, and the parents of both spouses, and it carries no minimum-stay requirement — which is why it is often used as a base residence in the Schengen area rather than as a relocation.
- Investment
- From €250,000; €800,000 in high-demand areas
- Typical timeline
- 6–12 months
- Status granted
- Permanent residence permit
- Minimum stay
- None
Thresholds and eligible areas were revised in recent years and differ between investment routes. The figure that applies to your case should be confirmed before a property is reserved.
How the program works
The golden visa was created by Greek immigration legislation in 2015 and is administered as an investor permanent residence permit. The applicant makes a qualifying investment, usually a property purchase, and the permit is issued for five years at a time and renewed indefinitely while the investment is held.
The permit is a residence status, not a passport. It gives the holder the right to live in Greece and to travel within the Schengen area, but it does not by itself produce Greek citizenship or an EU passport.
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Three generations — The main applicant, spouse, children under 21, and the parents of both spouses can be included in the same application.
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No physical presence — There is no minimum stay to keep the permit. Holders can live elsewhere and use Greece as a residence base.
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Renewable indefinitely — The five-year permit is renewed as long as the qualifying investment is retained.
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Schengen travel — Holders may travel within the Schengen area for up to 90 days in any 180-day period, in line with the rules for third-country nationals.
Investment thresholds
| Location | Minimum investment | Notes |
|---|---|---|
| Athens, Thessaloniki, and designated high-demand islands | €800,000 | The higher threshold applies to the most sought-after areas. |
| Other regions | €250,000 | The lower threshold applies outside the designated areas. |
| Alternative routes | Set by the specific route | Certain non-property investments and conversions carry their own thresholds and conditions. |
Recent amendments have also introduced minimum property-area requirements and restrictions on short-term letting in some cases. Because the rules change by area and by route, the applicable threshold should be verified before signing a reservation.
Eligibility and documents
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Age and record — The main applicant must be at least 18 and have no criminal record.
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Qualifying investment — A completed property purchase at or above the applicable threshold, or another qualifying investment route.
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Source of funds — Bank statements, tax records, and corporate documents showing that the funds are lawfully sourced.
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Entry and purchase — The purchase is normally completed during a visit to Greece on a Schengen visa; the property must be registered in the applicant’s name.
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Health insurance — Greek health insurance valid for the duration of the permit.
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Family documents — Marriage and birth certificates, authenticated and translated, for each dependant included.
The application sequence
Assessment
Eligibility, budget, family composition, and the intended use of the property are reviewed before any commitment.
Property search
A shortlist is prepared and, where useful, a viewing trip is arranged. Title checks are completed before reservation.
Greek bank account and tax number
The applicant opens a Greek bank account and obtains a tax number, which are needed for the purchase and the filing.
Purchase and registration
The sale contract is signed before a notary and the transfer is registered. Funds must move through a Greek bank account.
Residence application
The application is filed with the Greek authorities with the title deed, insurance, and family documents.
Permit issued
Biometrics are captured and the residence permit is issued, typically within six to twelve months of a complete filing.
Costs, renewal and citizenship
The purchase price is only part of the cost. Transfer tax, notary fees, registration, legal fees, and application fees add a further percentage on top of the property price, and the exact figure depends on the property and the route. A realistic budget should include these from the start.
The permit is renewed every five years while the investment is held. Greek citizenship is a separate process: it generally requires lawful residence in Greece for a qualifying number of years, actual presence, language ability, and integration evidence. Because the golden visa has no stay requirement, holding the permit does not by itself satisfy the residence condition for naturalization.
The golden visa does not grant access to salaried employment in Greece. Business ownership and other economic activity should be confirmed with local counsel for the specific structure.
Frequently asked questions
How does Greece compare with Portugal and Spain?
Greece has the lowest entry threshold among the three in non-demand areas and no stay requirement, but it does not offer the same short path to citizenship. Portugal’s route is now fund-based and leads to citizenship after five years with minimal presence. Spain’s program has its own thresholds and residence conditions. The right choice depends on whether the goal is a residence base, an EU passport, or both.
What kind of property does €250,000 buy?
Outside the high-demand areas, the budget typically covers an apartment in a secondary city or a smaller unit on a less central island. In Athens and Thessaloniki the applicable threshold is €800,000, so the lower figure does not apply there.
How long is the permit valid, and how is it renewed?
Five years at a time, renewable indefinitely while the qualifying investment is retained. Renewal requires the title to remain in the applicant’s name, valid insurance, and updated biometrics.
What are the hidden costs?
Transfer tax, notary and registration fees, legal fees, application fees, translations and authentication, and the cost of maintaining the property. These commonly add a meaningful percentage to the purchase price and should be modelled before reserving.
Can the holder work in Greece?
The investor permit does not grant the right to salaried employment. Business ownership and self-employment structures are governed separately and should be checked with Greek counsel before relying on them.
Does the golden visa lead to a Greek passport?
Not automatically. Naturalization requires a qualifying period of actual residence, language ability, and integration evidence. Because the golden visa has no stay requirement, a holder who does not actually live in Greece generally will not meet the residence condition.
Talk to an advisor
Send us the details of your case. A senior advisor will tell you which route is realistic and what it will take — before any fee is agreed.
Last updated: 2026-11-03