Overview
The Greece Golden Visa is one of the most established residence-by-investment programs in the EU. It grants a 5-year renewable residence permit to non-EU nationals who make a qualifying investment in Greece. The permit covers the main applicant and immediate family members, and provides access to the Schengen Area.
There is no minimum physical presence requirement to maintain the permit, making it attractive for international investors who want EU optionality without relocating full-time. Naturalization (Greek citizenship) requires longer continuous residence with physical presence.
Greece updated its investment thresholds significantly starting in 2023–2024, introducing a tiered system where minimum amounts depend on the type of property and its location.
Who it's for
- Non-EU investors seeking EU residency through real estate or capital deployment
- Families building long-term optionality in the EU without committing to full-time relocation
- Applicants who want Schengen travel access as a primary benefit
- Long-term investors comfortable holding the asset for the duration of their residence
Investment thresholds (updated rules)
| Investment type | Minimum |
|---|---|
| Residential property in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini, and Attica) | €800,000 |
| Residential property elsewhere in Greece | €400,000 |
| Commercial-to-residential conversion or listed building restoration | €250,000 |
| Alternative investments (shares, bonds, bank deposits) | Varies by category |
Properties in the €400,000 tier must be a single property of at least 120 m² in surface area.
Requirements
| Requirement | Detail |
|---|---|
| Nationality | Non-EU/EEA national with a valid passport |
| Investment | Qualifying real estate investment or alternative investment at the applicable threshold |
| Clean record | No serious criminal convictions |
| Health insurance | Proof of health insurance valid in Greece |
| Payment proof | Evidence of full payment or binding purchase contracts before applying |
| Property size | 120 m² minimum where the €400,000 or €800,000 thresholds apply |
Steps
- Obtain a Greek tax number (AFM), required before any property transaction
- Open a Greek bank account, needed to process the investment payment
- Identify and purchase the qualifying property or investment asset
- Prepare the application with purchase contracts, payment evidence, insurance, and identity documents
- Submit the Golden Visa application: processing typically around 3–4 months for a complete file
- Receive the 5-year residence permit for the main applicant and eligible family members
- Renew every 5 years while maintaining the qualifying investment
Key notes
- Investment geography matters more than ever under the tiered system. The same budget buys different legal status depending on the property location.
- There is no minimum physical stay requirement to keep the permit, but you must maintain the qualifying investment throughout the permit period
- Naturalization after 7 years of continuous residence requires substantial physical presence and Greek language proficiency
- Greece has a 15-year flat tax option for new residents similar to Italy's, worth reviewing for high-income investors who plan to relocate more fully
- Due diligence on the property is essential: legal title clarity, encumbrances, and permit status should be verified by a qualified Greek lawyer before purchase
This content is for informational purposes only.