<strong><strong>Greece</strong></strong>'s Golden Visa program remains one of Europe's most attractive residency-by-investment options, offering EU residence through property investment starting at €250,000 (in certain regions). While Portugal has restricted its property route and Spain has announced changes, Greece continues welcoming investors with relatively low thresholds and a straightforward process. The program grants 5-year renewable residence permits with minimal stay requirements, making it ideal for those seeking EU access without relocation obligations. Add Greece's Mediterranean lifestyle, rich history, and improving economy, and the Golden Visa becomes a compelling proposition.
💡Key Takeaways
- •Investment: €250,000 (non-prime areas) to €500,000 (Athens, popular islands)
- •5-year renewable residence with NO minimum stay requirement
- •Family included: spouse, children under 21, parents
- •Schengen travel rights—90/180 days in other EU countries
- •Cannot work as employee in Greece; investment/self-employment OK
- •Path to EU citizenship after 7+ years (with actual residence)
Greece Golden Visa Overview
Key Features
- Investment: €250,000-500,000 in real estate (depending on region)
- Residence: 5-year permit, renewable indefinitely
- Stay requirement: No minimum (one visit to apply/renew)
- Family: Spouse, children under 21, parents included
- Schengen: Travel freely in Schengen Area
- Work: Cannot work in Greece (investment/self-employment OK)
Investment Tiers (2024 Updates)
- €250,000: Non-prime areas, smaller islands, northern Greece
- €500,000: Athens, Thessaloniki, Mykonos, Santorini, and other prime areas
- Single property or multiple properties totaling threshold
- Property must be maintained for duration of permit
Investment Options
Real Estate (Most Common)
Property purchase is the primary route:
- Residential, commercial, or land
- Can rent out the property
- No restriction on property type
- Multiple properties allowed to reach threshold
- Must be maintained throughout residence period
Regional Investment Zones
€250,000 zones:
- Northern Greece (Thessaly, Macedonia outside Thessaloniki)
- Smaller islands (not Mykonos, Santorini)
- Peloponnese (most areas)
- Conversion of commercial to residential
€500,000 zones:
- Attica (Athens and surroundings)
- Thessaloniki municipality
- Mykonos, Santorini
- Islands over 3,100 inhabitants
Alternative Investments
- €400,000 in Greek government bonds (4-year hold)
- €400,000 capital increase in Greek company
- €800,000 in Greek bank deposit or securities
- These are less common than property
Requirements
Eligibility
- Non-EU/EEA citizens
- Clean criminal record
- Not on EU entry ban lists
- Valid passport
- Funds from legitimate sources
Required Documents
- Valid passport
- Application forms
- Property purchase contract
- Proof of payment (bank transfer from abroad)
- Health insurance valid in Greece
- Criminal record certificate (apostilled)
- Passport photos
- Tax registration (AFM number)
Family Inclusion
- Spouse/partner
- Children under 21
- Parents of main applicant and spouse
- Each receives own residence card
Application Process
Step 1: Preparation
- Get Greek tax number (AFM)
- Open Greek bank account
- Engage lawyer (recommended)
- Identify property
Step 2: Property Purchase
- Due diligence on property
- Sign preliminary contract
- Complete purchase at notary
- Register at Land Registry
- Payment must come from abroad (bank transfer)
Step 3: Visa Application
- Apply for D visa at Greek consulate (if outside Schengen)
- Or apply directly if already legally in Greece
- Submit residence permit application
- Provide biometrics
Step 4: Residence Permit
- Processing: 2-3 months typically
- Receive 5-year residence card
- Renewable as long as property maintained
Costs Breakdown
| Item | Cost |
|---|---|
| Property (minimum) | €250,000-500,000 |
| Property Transfer Tax | 3.09% |
| Notary Fees | ~1-2% |
| Legal Fees | 1-2% |
| Land Registry | 0.5-0.7% |
| Residence Permit Fee | €2,000 (main) + €150 (dependents) |
| Health Insurance (Annual) | €300-1,000 |
Total costs: Property price + approximately 8-10% in fees and taxes.
Benefits of Greece Golden Visa
Residence Rights
- Live in Greece indefinitely (with renewals)
- Schengen travel (90/180 days in other countries)
- Bring family members
- Access Greek healthcare and education
Investment Benefits
- Property rental income potential
- Greek property market recovering
- Euro-denominated asset
- No minimum stay—use as second home or purely investment
Path to Citizenship
- Permanent residence after 7 years
- Citizenship possible after 7+ years
- Requires Greek language proficiency
- Must actually reside in Greece for citizenship
Living in Greece
Cost of Living
- Athens: €1,500-2,500/month comfortable
- Islands: Varies widely by location
- Much cheaper than Western Europe
- Excellent food at low prices
Lifestyle Benefits
- Mediterranean climate—300+ sunny days
- Incredible islands and beaches
- Rich history and culture
- Good food and wine
- Relaxed pace of life
Considerations
- Greek bureaucracy can be slow
- Greek language helpful for integration
- Economy still recovering
- Golden Visa holders cannot work as employees
Official Resources
For the most current and authoritative information, consult these official sources:
- Greece Immigration - Official visa and immigration information
- Greece Tourism - Official tourism board with travel resources
Related Destinations
Frequently Asked Questions
Related Articles
Ready to start your relocation journey?
Get personalized guidance from our AI advisor.
Get Started Free