The Greek Golden Visa is one of Europe's leading residency-by-investment programs, offering eligible non-EU citizens and their family members the opportunity to obtain a renewable five-year residence permit through a qualifying investment in Greece.
The program provides the right to reside in Greece and enjoy visa-free travel within the Schengen Area for short stays, while requiring no minimum period of physical residence to maintain the permit. Instead, applicants must continue to hold their qualifying investment.
Although property investment is the route most commonly chosen by applicants, the program also offers alternative options, including bank deposits, government bonds, corporate and listed securities, as well as regulated investment funds.
Investment Options
The Greek Golden Visa program offers several qualifying investment routes for non-EU investors. While real estate remains the most popular option, alternative financial investments are also available.
Real Estate Investment
€800,000
Applicable to properties located in:
• Attica (including Athens)
• Thessaloniki
• Mykonos
• Santorini
• Islands with a population exceeding 3,100 residents
• The investment must be made in a single property with a minimum area of 120 m².
Real Estate Investment
€400,000
• Applicable to properties located in all other regions of Greece.
• The investment must be made in a single property with a minimum area of 120 m².
Special Real Estate Projects
€250,000
Certain categories of real estate investments may qualify under the €250,000 threshold, including:
• Commercial-to-residential conversion projects
• Restoration of listed or protected buildings
Additional conditions and restrictions apply.
Important Considerations
• The applicable investment threshold depends on the type and location of the investment.
• Certain real estate investments are subject to restrictions regarding short-term rentals and property use.
• Additional conditions may apply depending on the investment route selected.
• Investors should seek legal and financial advice before proceeding with any investment.
Master Plan in the works for entire municipality
Strong Return on Invest (ROI)
Tourism Growth
The renowned Ellinikon Project & new infrastructure projects
Population
~10.4m
Capital City
Athens
Athens Metropolitan Population
~3.6m
Currency
Euro (€)
EU Member Since
1981
Schengen Area
Yes
Annual International Visitors
30m+
Climate
Mediterranean
The Greek Golden Visa is available to non-EU nationals who make a qualifying investment in Greece and meet the program's legal requirements.
The main applicant must be a non-EU/EEA citizen over 18 years old, hold a valid passport, complete a qualifying investment in Greece, and have a clean criminal record. Health insurance covering the applicant in Greece is also required.
Typical documentation includes a valid passport, proof of the qualifying investment, health insurance policy, biometric photographs, and supporting civil documents (such as birth and marriage certificates) for family members included in the application.
The Greek Golden Visa offers more than residency—it provides flexibility, mobility, and access to one of Europe's most attractive destinations for living and investing.
By making a qualifying investment, eligible non-EU nationals can obtain a renewable five-year residence permit and extend the benefits to qualifying family members.
Golden Visa holders may travel within the Schengen Area for short stays of up to 90 days within any 180-day period without requiring additional visas.
The residence permit can extend to the applicant's spouse, children under 21, and the parents of both the main applicant and spouse, allowing the whole family to reside in Greece.
There is no requirement to live in Greece to maintain the permit — holders simply need to keep their qualifying investment for as long as they wish to retain their residency rights.
The permit is issued for five years and can be renewed indefinitely, provided the qualifying investment is maintained.
Holders may live in Greece full time if they choose, enjoying the country's lifestyle, healthcare, and education options.
After meeting the applicable residence conditions, holders may become eligible for long-term residence status and, eventually, citizenship subject to Greek law.
Much of the process can be handled remotely through an authorized legal representative — from opening a bank account to submitting the application.
Beyond real estate, qualifying routes include bank deposits, government bonds, corporate and listed securities, and regulated investment funds.
Properties acquired through the Greek Golden Visa program are subject to certain conditions and restrictions.
Golden Visa properties may not be used for short-term rentals through platforms such as Airbnb, Booking.com, or similar accommodation services. Non-compliance may result in penalties and affect the validity of the residence permit.
Properties acquired under the program must be used for residential purposes and cannot be used as registered business premises.
The qualifying investment amount must come from the investor's own funds — financing the minimum threshold through a Greek mortgage is not permitted.
Selling the property ends the residency right linked to it, unless a new qualifying investment is made. The new buyer may become eligible for a Golden Visa through the purchase.
The application process involves a series of legal and administrative steps, many of which can be completed remotely through an authorized legal representative.
Select a qualifying investment that meets the requirements of the Greek Golden Visa program.
Appoint a lawyer in Greece via power of attorney to act on your behalf throughout the process.
Your representative obtains a Greek tax number (AFM) and opens a Greek bank account used to complete the investment.
Finalize the qualifying investment — for real estate, this means signing the purchase contract and completing payment through the Greek banking system.
Submit the residence permit application with the supporting documents to the competent immigration authority.
Upon submission, applicants receive a temporary residence certificate allowing legal stay in Greece while the application is processed.
Applicants visit Greece to provide fingerprints and biometric photographs required for the residence card.
Once approved, the five-year residence permit card is issued and can be collected by you or your legal representative.
Processing typically takes a few months from submission, depending on the immigration office and the completeness of the application file.
