The Greece Golden Visa Program is one of Europe’s most powerful investment migration programs. It allows non-EU citizens to obtain Greek residency through investment, providing a legal pathway to European Union residency, long-term settlement, and Greek citizenship.
Launched to attract foreign investors and stimulate the Greek economy, the Greek Golden Visa has become one of the most sought-after EU residency programs worldwide thanks to its low investment threshold, strong legal protections, and access to the Schengen Zone.
With a single qualifying investment, you and your family can secure Greek residency, visa-free travel across Europe, and a future EU passport.
The Greece Golden Visa is a residency-by-investment program that grants a 5-year renewable residence permit to non-EU citizens who invest in approved Greek assets, most commonly real estate.
This residence permit allows you to:
Unlike many residency programs, Greece does not require you to live in the country to keep your permit. However, physical presence is required to become a citizen.
Greece updated its Golden Visa thresholds in 2024 to protect housing markets and guide foreign investment.
| Investment Tier | Minimum Investment | Applicable Regions | Property Requirements | Additional Conditions |
|---|---|---|---|---|
| Tier 1 | €800,000 | Athens (Attica) Thessaloniki Mykonos Santorini Large islands (population over 3,100) | Single residential property Minimum size: 120 sqm | No short-term rentals No business or company use Violations may result in a €50,000 fine and loss of residency |
| Tier 2 | €400,000 | All other regions of Greece | Single residential property Minimum size: 120 sqm | No short-term rentals No business or company use Violations may result in a €50,000 fine and loss of residency |
| Tier 3 | €250,000 | Nationwide | Commercial properties converted into residences | Conversion must be completed before application |
| Tier 4 | €250,000 | Nationwide | Listed historic or heritage buildings | Renovation must be completed within 5 years |
The Golden Visa is not citizenship by itself, but it is the official legal gateway to Greek nationality.
After:
Golden Visa holders may apply for Greek naturalization, giving them a Greek passport and full European Union citizenship.
Greece updated its Golden Visa thresholds in 2024 to protect housing markets and guide foreign investment.
€800,000 Investment Zone
Applies to:
Athens, Thessaloniki, Mykonos, Santorini, and large islands
Requires:
One residential property of at least 120 sqm
No short-term rentals or business use allowed
€400,000 Investment Zone
Applies to:
All other regions of Greece
Same size and usage rules apply
€250,000 Commercial Conversion
Applies nationwide
Commercial buildings converted into residences
Conversion must be completed before application
€250,000 Historic Restoration
Restoration of listed heritage buildings
Renovation must be completed within 5 years
Failure to comply with usage rules may result in fines up to €50,000 and loss of residency rights.
Golden Visa holders and their families enjoy:
The Greek Golden Visa turns investment into mobility, security, and European opportunity.
You can also qualify for Greek residency through:
All investments are regulated under EU financial compliance standards.
Golden Visa holders may qualify for Greece’s Non-Domicile tax program, which offers:
This makes Greece one of Europe’s most tax-efficient residency destinations.
The Greek Golden Visa offers:
It is not just a visa — it is a strategic relocation to Europe.
Below is an overview of the Greek Golden Visa application process, including each required step, key documentation, and procedural considerations.
1: Select a Qualifying Investment
Choose an investment that meets the legal requirements of the Greece Golden Visa program. It is strongly recommended to ensure the investment is not only compliant but also financially sound, regardless of the residency benefit.
2: Legal Representation
Engage experienced legal professionals to oversee the process, ensure compliance with Greek immigration law, and prevent costly errors or delays.
3:Open a Greek Bank Account
A Greek bank account is required to complete the investment. This step also involves obtaining a Greek Tax Identification Number (AFM).
4: Complete the Investment
Finalize the purchase or qualifying investment in accordance with Golden Visa regulations.
5:Prepare the Required Documentation
All supporting documents must be gathered, legalized where necessary, and properly translated before submission.
6: Submit the Application
File the application with the competent Greek Immigration Authority (Aliens and Immigration Department) along with all required documentation.
6: Biometric Data Collection
Attend the mandatory appointment for biometric data collection, in line with current residency permit requirements.
7: Application Review and Approval
Greek authorities review the application. Once approved, a five-year Greek residence permit is issued, renewable as long as the investment is maintained.
The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens to obtain a Greek residence permit by making a qualifying investment, usually in real estate. It provides legal residency in Greece and visa-free travel throughout the Schengen Area.
Yes, but not immediately. The Golden Visa provides permanent residence, and after 7 years of legal residence and physical presence in Greece, investors may apply for Greek citizenship by naturalization and obtain an EU passport.
Depending on location and property type, the minimum investment is:
The amount depends on where the property is located and whether it is residential, commercial, or restored.
No. You can keep and renew your Greek Golden Visa without living in Greece, as long as you maintain your qualifying investment. However, physical residence is required if you want Greek citizenship.
Yes. The Greek Golden Visa program allows family reunification for:
All family members receive Greek residence permits.
In most cases, short-term rentals (Airbnb) are not allowed. Many new investment levels prohibit commercial or tourist use of the property. Violations may result in fines and loss of residency.
Yes. With a Greek residence permit, you can travel freely across all Schengen countries without additional visas.
You may sell your property only if you reinvest in another qualifying investment that meets Golden Visa rules. Otherwise, your Greek residency permit will be revoked.
Only if you become a Greek tax resident. Many Golden Visa holders use Greece’s non-dom tax regime, which allows high-net-worth individuals to pay a flat annual tax on foreign income.
The Greek Golden Visa process usually takes 2 to 4 months after your investment and documentation are completed.