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The Greece Golden Visa program

The Greek Golden Visa Program offers a unique opportunity for non-EU nationals to gain residency in Greece through a real estate investment. With an initial investment starting at just €400,000, this program provides one of the most attractive paths to securing residency in the European Union, as well as access to one of the most beautiful and historically rich countries in the world.

What is the Greek Golden Visa?

The Greek Golden Visa is an investment-based residency program that allows you to obtain a residence permit in Greece by purchasing property. Designed for individuals and their families, the program allows investors to enjoy the benefits of living in Greece and traveling freely within the Schengen Area, which includes 26 European countries.

Key Benefits of the Greek Golden Visa

  • Residency for You and Your Family: The Greek Golden Visa allows you, your spouse, children under 21, and even your parents to obtain residency in Greece. This ensures that your loved ones can also enjoy the benefits of living in Greece.
  • Access to the Schengen Area: As a resident of Greece, you will have access to all the countries within the Schengen Area, making travel across Europe seamless and hassle-free.
  • Investment Security: The minimum investment required is €400,000 in real estate, one of the lowest investment thresholds for a European Golden Visa program. Your investment can be in residential, commercial, or land properties in Greece.
  • Path to Citizenship: After seven years of living in Greece under the Golden Visa, you may apply for Greek citizenship, which offers the full rights of an EU citizen, including the ability to live, work, and travel freely throughout all EU countries.
  • No Minimum Stay Requirement: Unlike other residency programs, the Greek Golden Visa has no minimum stay requirement. This means you can maintain your residency status while spending most of your time outside of Greece, making it ideal for individuals who need flexibility.

Frequently Asked Questions

1. What is the Greek Golden Visa Program?

The Greek Golden Visa is a residency-by-investment program that grants a five-year residence permit to non-EU citizens who invest in Greek real estate. The permit can be renewed as long as the investment is maintained.

  • €500,000 in high-demand areas like Athens, Thessaloniki, Mykonos, and Santorini.
  • €400,000 in most other regions, including Halkidiki.

Yes, you can rent out your property for long-term or short-term stays (e.g., Airbnb), making it a profitable investment.

No, there is no minimum stay requirement. You can maintain your visa without residing in Greece.

Yes! The Golden Visa covers:

  • The main investor
  • Spouse
  • Children under 21
  • Parents of both the investor and spouse

Your immediate family is eligible, including:
✅ Your spouse
✅ Children under 21 (renewable until 24)
✅ Your parents
✅ Your spouse’s parents

Yes, but only if you live in Greece for at least 7 years and meet the language and integration requirements for naturalization.

The typical processing time is 3-6 months, from property purchase to visa approval.

No, the investment must be made entirely with personal funds. Loans or financing are not allowed.

  • Property Transfer Tax: 3.09% of the purchase price
  • Notary & Legal Fees: ~1-2%
  • Real Estate Agent Fee: ~2% (varies)
  • Annual Property Tax (ENFIA): Based on property value

Yes, you must visit Greece at least once to submit biometrics for your residence permit. However, the property purchase and application process can be handled remotely with a legal representative.

Yes! Both residential and commercial properties qualify, including hotels, office spaces, and shops, as long as the investment meets the minimum amount.

If you sell your property, you lose your Golden Visa unless you reinvest in another qualifying property.

Yes! After 5 years, you can apply for permanent residency, which removes the need for renewals. However, it does not grant citizenship unless you meet the 7-year residency rule.

Yes, as a Golden Visa holder, you can:

  • Use private healthcare services. (Public healthcare requires social security contributions.)
  • Enroll your children in public or private schools in Greece.

Yes, as long as your property meets the minimum investment threshold at the time of application.

✔ Low investment threshold (€400,000)
✔ Fast processing time (3-6 months)
✔ No residency requirement
✔ Visa-free Schengen travel
✔ High rental income potential

  • Valid passport
  • Proof of property purchase (title deed, tax receipts)
  • Bank statements showing proof of investment funds
  • Greek tax identification number (AFM)
  • Health insurance valid in Greece
  • Birth & marriage certificates (for family applications)

🔹 Athens & Thessaloniki: Urban luxury apartments, high rental demand
🔹 Halkidiki & the Greek Islands: Seaside villas, vacation rentals
🔹 Peloponnese & Crete: Historic estates, beachfront properties

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