Greece Golden Visa: The Ultimate Guide for 2025

The Greece Golden Visa, also known as the Greece Investment Visa, offers a pathway to EU residency for non-EU/EEA nationals through investment. The program provides access to a strong real estate market, high returns, visa-free travel within the Schengen Area, and favorable tax benefits.

This guide explains everything you need to know about the Greek Golden Visa, including who can apply, the documents needed, how to apply, benefits, and more.

This is more of what we will cover:

• What is the Greece Golden Visa program?
• Greece Golden Visa benefits Greek Golden Visa eligibility criteria
• Investment options for the Greek Golden Visa program
• Documents required for the Greek Golden Visa program
• How to Apply for the Golden Visa Greece: Step-By-Step Application Process
• Greece Golden Visa Timeline: How long does it take?

What is the Greece Golden Visa program?

The Greece Golden Visa 2025 program allows non-EU/EEA nationals and their families to acquire permanent residence permits in Greece through investment. It’s one of Europe’s most successful residency by investment programs.

To qualify, applicants must have a clean criminal record and invest at least €250,000 in Greek real estate. The investment amount increased to €800,000 for properties in certain regions like northern and central provinces, South Athens Attica, Thessaloniki, Mykonos, and Santorini. In other areas, a €400,000 investment is required.

Golden Visa holders can apply for Greek citizenship after seven years of continuous residence, with at least 183 days spent in Greece each year. Fluency in Greek and knowledge of Greek history, politics, social and cultural life are required for naturalisation.

Greece Golden Visa highlights

Golden Visa Greece 2024 changes

The Greece Golden Visa program saw major changes in 2024, including increased investment thresholds and stricter rules. In high-demand areas like Athens and Santorini, the minimum property investment is now €800,000, while in other regions it remains at €400,000. However, investors can still qualify with a €250,000 investment if they restore listed buildings or convert commercial properties into residential use. These options continue to offer a five-year residence permit under specific conditions.

Golden Visa Greece September 2024 changes
In September 2024, Greek Prime Minister Kyriakos Mitsotakis announced plans to introduce a new investment option for the Greek Golden Visa program. Foreign investors can get a five-year residence permit by investing a minimum of €250,000 in Greek startups. Additional details have not yet been announced, such as an implementation date or whether the investment will be limited to certain businesses or locations.

Greece Golden Visa Benefits

1. Family Reunification: Residency extends to the entire family, which includes children under the age of 21 and dependent parents of both the applicant and their spouse.
2. Access to excellent healthcare: Permanent residence visa holders can access Greece’s highly-rated healthcare system (if they meet the eligibility criteria to apply for it) and benefit from free and equitable services, as well as incredible medical insurance spread across the public and private sectors.
3. Visa-free travel in Europe’s Schengen Area: As part of the European Union and a member state of the Schengen Area, Greek residence permit holders can travel without hassle within the EU and the Schengen Area.
4. Tax deductions and benefits through the non-dom regime for investors: The Greek Golden Visa tax implications can be reduced through the Greek Non-Dom tax regime. It is a unique scheme allowing foreign nationals who transfer their tax residence to Greece to avoid paying tax on foreign income by paying a lump-sum annual tax.
5. High returns on investment: Greece Golden Visa holders have the option to rent out their purchased investment property or hold shares in a company registered in Greece and receive dividend income. This means they can continue to have positive cash flow while maintaining their investments.
6. Double taxation treaties: Greece has signed numerous double taxation agreements with other countries to avoid double taxation of income and assets. This allows residents and investors to benefit from tax relief on income generated abroad.
7. Life-time residency: Life-long residency as long as the applicant upholds the investment.
8. No stay requirement: No minimum stay requirement, which gives investors flexibility.
9. Low Investment Threshold: One of the most affordable in Europe, starting from just €250,000 for qualifying properties. Greece has a promising and growing property market, especially in urban and coastal areas.

Eligibility Criteria for the Greece Golden Visa Program

To qualify for the Greek Golden Visa program, you must fulfill the following Greece Golden Visa requirements:

• Be over the age of 18 at the time of application
• Be non-EU citizens
• Have no criminal record
• Make a significant investment as stipulated by the Greek government and provide proof of the respective financial investment.
• Have Greek private health insurance, which shall cover all health and safety risks

Greek Golden Visa qualifying dependents

• Spouse or partner: The applicant’s spouse or registered civil partner, recognized either in Greece or by the Greek Consular Authority, is eligible to join the application.
• Children under 21: Unmarried children of the applicant or their spouse/partner who are under 21 years of age are included.
• Spouse/partner’s children under 21: Unmarried children under 21 of the applicant’s spouse or partner are also eligible, provided the applicant has legal custody.
• Parents of the applicant and spouse/partner: The parents of the applicant and their spouse or partner, as direct first-degree relatives, can also be included.

Notes on dependents

Please take note of the following:

• Unmarried Partners: They are not considered family members and cannot be included in the Golden Visa application.
• Dependent Children: Children qualify as dependents until they turn 21. After that, they must apply for their own residence permit.
• Dependent Parents: Parents can be included with no age limit but cannot work in Greece.

It’s important to note that you no longer need to visit Greece to start the Golden Visa application process.

Investment Options for the Greek Golden Visa Program

Greece offers various investment options for its Golden Visa program. These include real estate investments in specific regions, as well as alternative options such as government bonds, venture capital fund shares, and shares in real estate investment companies.

Real estate investment options

As of August 31st 2024, there have been Greek Golden Visa new rules. The new tier system has brought forward increased minimum investment amounts as follows:

• Tier 1 Investment: To qualify, applicants must invest €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, Santorini, or other islands with over 3,100 residents. The property purchased must be at least 120 square meters in size.
• Tier 2 Investment: For a €400,000 investment, this option is available in regions of Greece that are less populated, encouraging development in emerging areas. As with Tier 1, the property must be no smaller than 120 square meters.
• Tier 3 Investment: Applicants investing €250,000 can choose properties that have been converted from commercial to residential use. The size and location of the property don’t matter, but the conversion must be finalized before applying for the Golden Visa.
• Tier 4 Investment: This €250,000 option is directed toward properties of historical or cultural value. The investor must have fully restored or reconstructed the property to meet the Golden Visa requirements.

Leasing property in Greece: To qualify for the Greek Golden Visa through property leasing, you must sign a 10-year lease or timeshare agreement for hotel accommodations or furnished residences in designated resorts. The lease must total €250,000, paid in one lump sum for the 10-year period. For high-demand areas like Athens, Thessaloniki, Mykonos, and Santorini, the lease amount increases to €500,000, paid in full before applying for the permanent residence permit.

Below is a map of the eligible real estate investments in the Greek region of Attica.

Conditions for purchasing property in Greece

Certain conditions that must be met for an investor to proceed with the purchase of a property, namely:

• If the property is bought through a legal entity, the investor must fully own it or hold 100% of the company’s shares.
• Greece Golden Visa properties cannot be used for short-term rentals (such as holiday accommodations) or as company headquarters.
• Tier three properties cannot be used as a company’s official headquarters.

Any violations can result in a €50,000 fine and a revocation of the residence permit.

Other investment options

– Capital contribution: You can invest at least €500,000 in a Greek company (excluding portfolio and real estate firms), a Greek real estate investment company, or a closed-end investment company or mutual fund focused solely on Greek businesses.

– Shares, Corporate Bonds, or Government Bonds: Another option is to invest €800,000 in shares or corporate bonds listed on regulated Greek markets, €500,000 in Greek government bonds with a minimum three-year maturity, or €350,000 in a fund that invests in Greek shares, corporate or government bonds.

– Capital transfer: A fixed-term deposit of at least €500,000, held in a Greek bank account or other national credit institution, maintained for a minimum of one year with an automatic renewal arrangement in place

Documents Required for the Greece Residency by Investment

The current required documents for the Greece Golden Visa application are:

• Application form: Submit two copies of the Greece Golden Visa application.
• Passport: Provide a certified copy of all passport pages; it must be valid with at least two blank pages and issued within the last ten years.
• Passport photos: Include four recent passport-sized photos that meet Schengen Visa photo requirements.
• Proof of investment: Submit a notarized real estate purchase agreement or relevant investment documents.
• Proof of funds: Provide documentation showing the source of investment funds, such as bank statements.
• Health insurance: Submit a certified health insurance policy covering medical expenses in Greece for you and your family.
• Criminal record: Provide a certificate of good conduct issued within the last six months.
• Medical certificate: Include a certificate confirming you are free of contagious diseases.
• Proof of payment: Provide evidence of application fee payment.
• Occupational information: Depending on your investment, submit a CV or proof of occupation.
• Family documentation: If applicable, include certified marriage and birth certificates for dependent family members.

To apply for the Greek Golden Visa, investors must submit several documents for consideration for a permanent residence permit. These documents need to be certified with an apostille stamp or by the nearest Greek Embassy or consulate. Additionally, they must be translated into Greek before submission. Translations can be done by the Translation Service of the Ministry of Foreign Affairs or by a certified lawyer from the Greek Bar Association.

How to Apply for the Golden Visa Greece: Step-By-Step Application Process

The application process for the Greek Golden Visa follows a clear and easy to follow.

Step 1. Choose Your Investment

Speak to an immigration agency like Global Citizen Solutions that is equipped with legal experts who are knowledgeable about the Golden Visa process. This will help decide on the type of investment option you wish to pursue.

Step 2. Get a Greek Non-Resident Tax Number (AFM)

Obtain this tax number, which is required for property purchases and financial transactions, from a local tax office or through a Greek lawyer.

Step 3. Open a Greek Bank Account

Set up a Greek bank account to handle investment transactions, including transferring funds. This is not a requirement for real estate investments.

Step 4. Make Your Investment

Finalize your investment, whether buying property or another qualifying investment. Ensure you have a signed purchase agreement and that the property is registered in your name.

Step 5. Gather Required Documents

Collect all necessary documents for your application. It’s always best to have a Greek immigration lawyer review them beforehand.

Step 6. Submit Biometric Data

Travel to Greece to submit your fingerprints and photographs at an immigration office or local consulate in your home country.

Step 7. Submit Your Application

You can submit your application either in person or through a legal representative.

Step 8. Wait for Processing

In 2025, Greece reduced its Golden Visa backlog and improved processing times from an average of 18 months to just three months.

Step 9. Receive Approval

You’ll get a notification once your application is approved.

Step 10: Submit Biometric Data (Again)

After approval, the main applicant and family members must travel to Greece again to provide biometric data at an immigration office or consulate.

Step 11. Collect Your Residence Permit

After submitting biometric data, you’ll be granted a 1-year multiple-entry visa (this is not a requirement for real estate investors) and must visit Greece to collect your 5-year renewable residence permit.

Step 12. Apply for Citizenship After 7 Years

After 7 years of living in Greece, you can apply for citizenship, provided that additional requirements are also met.

Greece Golden Visa Timeline: How long does it take?

1. Preparation of Documents (2–6 weeks): Gather all necessary documents, including proof of property investment or other eligible investment, a clean criminal record, proof of funds, and passport copies.

2. Application Submission (Week 6–8): You can submit your application through a Greek lawyer or directly at the Migration Office in Greece.

3. Temporary Residence Permit Issued (Immediately after submission): You receive a Blue Certificate (“Βεβαίωση κατάθεσης αίτησης”) that allows you to stay in Greece legally while the application is processed.

4. Application Review & Approval: In 2025, Greece reduced its Golden Visa backlog and improved processing times from an average of 18 months to just three months. Despite these improvements, the country is still on track to reach a record number of approvals for the sixth year in a row.

5. Biometrics Appointment (Usually scheduled 2–4 months after submission, depending on location): Required for final residence permit issuance. If applying from abroad, you must travel to Greece to submit biometrics.

6. Final Residence Permit Issuance (After approval): You receive a 5-year residence permit.

Greece Golden Visa Program Fees

There are extra fees to consider on top of your investment sum, including legal fees, translation fees, tax fees, and other administrative costs. If you choose the real estate property investment route, you can expect to pay around 11 to 12 percent of the investment property value.

Some estimated costs to consider for real estate property investments: 

• Application fee main applicant – €2,000
• Application fee each family member – €150 (children under 18 exempt)
• Processing fee for the residence permit per person – €16
• Additional costs may include legal fees and notary fees, typically amounting to 8-10% of the total investment.

Fees related to the real estate purchase:

• Property Transfer Tax: Approximately 3.09% of the property’s value
• Notary Public Fees: 1% to 1.5% of the property’s value
• Land Registry Fee: Approximately 0.6% to 0.8% of the property’s value

Note that these are not fixed prices; they are estimated fees.

Greece Golden Visa Renewal Process

Permanent residence permits obtained through the Greek Golden Visa have a five-year validity period and require renewal every five years while retaining the investment to maintain permanent residency. To renew your Greek residence permit, you must submit specific documents and meet set conditions.

The documents needed to renew Greek Golden Visa residence permits are primarily:

• An application form
• Four recent colored passport photos
• A certified copy of all pages of a valid passport
• A certified copy of your previous permanent residence permit
• Certified proof of active Greek health insurance

Relevant authorities may request additional documents for Greece residency by investment permit holders.

The conditions you will need to meet in order to renew your Greek Golden Visa residence permit are:

• You remain the full owner of the purchased real estate property, or you maintain your investment
• You’ve ensured all relevant leases and contracts are still valid and abide by government requirements

How to Get Greek Citizenship Through Golden Visa

There is no Greek citizenship by investment program, but you can apply for citizenship by naturalization after spending seven years in Greece for at least 183 days each year.

Investors must also meet additional requirements, such as:

• Demonstrate integration into Greek society.
• Pass a Greek language test at a minimum B1 level according to the Common European Framework of Reference for Languages (CEFR), known as the Greek citizenship test.
• Do not spend more than 10 months outside Greece during any 5-year period.
• Maintain a clean criminal record in Greece and abroad.
• Hold a valid residence permit throughout the qualifying period.
• Be a tax resident in Greece during the qualifying period.

Greece Golden Visa Statistics

The Golden Visa in Greece is one of Europe’s most competitive Golden Visas, seeing incremental growth over the years due to its many alluring benefits. In 2024, Greek authorities received 9,289 applications for the Golden Visa Program, marking a 10% increase compared to the previous year.

Residence permits to investors/real estate owners per year

Source: Ministry of Migration and Asylum / General Secretariat for Immigrations Policy (31.12.2021)

Nationalities:

The highest number of applicants came from:

• China: 6,405 applicants
• Turkey: 618 applicants
• Russia: 596 applicants
• Lebanon: 304 applicants
• Egypt: 250 applicants
• Iran: 194 applicants
• Iraq: 135 applicants
• Ukraine: 112 applicants
• USA: 103 applicants
• Jordan: 86 applicants

Top five nationalities

Greek Taxes and Deductions for Golden Visa Holders

Greece offers a non-domicile tax regime that allows foreign nationals who relocate their tax residence to Greece to exempt foreign income from taxation by paying a fixed annual tax of €100,000. This is available to individuals who were not Greek tax residents for the previous seven years and who invested at least €500,000 in Greek assets. The tax exemption can extend to family members for an additional €20,000 per person.

Greece also has a double taxation treaty with 57 countries to prevent double taxation. Additionally, retirees, digital nomads, and expats may benefit from tax exemptions or reduced rates. However, income earned in Greece is subject to taxes, including property tax and rental income tax for real estate owners.

Countries that have a double taxation treaty with Greece:

Investors can apply for the Greece Golden Passport after continuous residence and becoming tax residents. They must pay income tax on foreign earnings, with a flat 7% rate for the first ten years. The non-dom tax status allows for a fixed lump-sum tax instead.

In addition to property taxes, Greece imposes gift and inheritance taxes based on kinship:

• Category A: Spouses, children, parents
• Category B: Siblings, grandparents
• Category C: Other relatives

How Can Global Citizen Solutions Help You?

Global Citizen Solutions is a boutique migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments. 

We guide you from start to finish, taking you beyond your citizenship or residency by investment application. 

Frequently Asked Questions about the Greece Golden Visa

What is the Golden Visa scheme in Greece?

The Greece Golden Visa is a residency by investment program that allows non-EU citizens to obtain a residence permit through a qualifying investment in the country, most commonly by purchasing real estate worth at least €250,000, or €400,000 in certain zones. The program was introduced in 2013 and offers a path to permanent residency, visa-free travel across the Schengen Area, and the possibility of applying for Greek citizenship after seven years of residence, provided applicants meet language and residency requirements.

What are the benefits of applying for the Greece Golden Visa Program?

The Greece Golden Visa gives investors and their families a five-year residence permit that can be renewed. It provides visa-free travel across the Schengen Area and the possibility of applying for citizenship. The program stands out for its relatively low investment amount and flexibility, as there are no minimum stay requirements to keep residency.

Can I buy Greek citizenship?

It is not possible to directly obtain Greek citizenship through investment. Instead, Greece offers a Golden Visa Program that provides a five-year residence permit in exchange for a qualifying investment. This residency can then serve as a pathway to apply for citizenship through the standard naturalization process after seven years of continuous legal residence.

Are there any restrictions in place for purchasing real estate in Greece?

No, foreigners are free to buy real estate in Greece, though certain areas such as border regions or specific coastal zones, may require special permission from the Ministry of National Defense. While property ownership itself is open to all nationalities, non-EU citizens will need a residence permit for longer stays and must also obtain a Greek tax number and use a local bank account to complete property transactions.

How long does it take to get my Greek Golden Visa?

In 2025, Greece reduced its Golden Visa backlog and improved processing times from an average of 18 months to just three months. Despite these improvements, the country is still on track to reach a record number of approvals for the sixth year in a row.

Do I have to go to Greece for my Greek Golden Visa application?

Yes, you must travel to Greece at least once for your Golden Visa application in order to provide fingerprints and collect your residence permit card. Most of the process and investment can be handled remotely through a power of attorney, but the biometric submission requires your physical presence.

What family members can I include when applying for a Greek Golden Visa?

When applying for the Greek Golden Visa, you can include your spouse, dependent unmarried children up to age 24, as well as the parents of both you and your spouse, regardless of age. All family members receive residence permits that are linked to and expire at the same time as the main investor’s permit.

Can I work in Greece with a Golden Visa?

The Greece Golden Visa does not include automatic work rights. Golden Visa holders must obtain a separate work permit to be eligible for employment in Greece.

Are there other Golden Visa programs?

Other Golden Visa programs include the Portugal Golden Visa, Spain Golden Visa, Malta Residency by Investment, and Cyprus Golden Visa. These programs grant residency or citizenship in exchange for investments in real estate, business, or government bonds, each with its own benefits and requirements.

Can I retire in Greece after Brexit?

Yes, you can retire in Greece after Brexit by applying for a residence permit as the Greece FIP Visa  (Financially Independent Person)  or through the Golden Visa program. As a non-EU citizen, you must show a stable monthly income outside Greece of at least €3,500 and have private health insurance. You also need to provide proof of accommodation, such as a rental contract or property purchase.

Is it necessary to hire a lawyer the Greece Golden Visa?

While not legally required, hiring a Greece Golden Visa lawyer is highly recommended to navigate the complex bureaucracy, ensure all documents are properly prepared and submitted, and avoid delays or mistakes, especially for foreign applicants unfamiliar with the Greek system. A lawyer can simplify the process, handle property due diligence, and ensure compliance with Greek law, making your application smoother and more efficient.

Can a non-EU investor travel to other countries within the EU with the Greek permit granted to real estate owners?

The permanent residence permit granted to non-EU citizens who qualified for the Greece Golden Visa program through real estate investment provides visa-free access to European countries in the EU and within Europe’s Schengen zone.

Can Americans apply for a Golden Visa in Greece?

Yes, Americans can apply for the Greek Golden Visa, a residency by investment program, by making a qualifying investment in Greece, such as buying real estate or investing in government bonds. The program provides a five-year residence permit for the investor and their family, which can be renewed as long as the investment is maintained.

Are there any restrictions on selling the property purchased for a Greek Golden Visa?

Buyers who invest in Greek Golden Visa real estate can sell their property anytime, but it must be held for the duration of the visa to maintain residency. If the property is sold, the visa may be retained if a new property of equal value is purchased.

Can you get a mortgage for a Greece Golden Visa?

You can get a mortgage to buy a property through the Greece immigration investment program, provided the mortgage does not cover the required minimum investment amount. Golden Visa applicants must finance the qualifying investment entirely from overseas funds.

Is it possible to rent the Greece Golden Visa real estate property to third parties?

Yes, you can rent out your Golden Visa real estate property to third parties, but only for long-term leases. The Greece Golden Visa program prohibits short-term rentals through platforms like Airbnb or other sharing economy services, and failure to comply can result in a fine of €50,000.

How much does the Greek Golden Visa cost?

The Greece Golden Visa requires a minimum real estate investment of €250,000, but this can rise to €800,000 in high-demand areas like Athens, Thessaloniki, Mykonos, and Santorini. Additional costs, including legal, notary, and administrative fees, typically bring the total to around €300,000. The government fee is €2,000 for the main applicant and €150 per family member.

Do I need to move my tax to Greece?

If you obtain a Greek Golden Visa, you are not required to change your tax residency to Greece as there is no minimum-stay requirement. This means that you are not obligated to pay taxes in Greece unless you reside in the country for more than 183 days per year.

Are there higher education options for Greece Golden Visa holders?

As a Golden Visa holder legally residing in Greece, if you or your child graduates from a Greek high school, you will have the same access to higher education as Greek nationals. This means you and your children will pay the same tuition fees as Greek citizens.

What are the new rules for the Greece Golden Visa?

As of  September 2024, Greece’s Golden Visa program will raise the minimum investment requirement for residency permits through property investment from €250,000 to €800,000 in high in-demand areas. This adjustment is intended to tackle rising property prices and encourage more balanced development.

Is there a Greece Citizenship by Investment program?

No, Greece does not offer a direct path to citizenship through a Greece Golden Passport program. Instead, it provides a residence-by-investment option known as the Greece Golden Visa, which grants a five-year renewable residence permit starting at €250,000. Citizenship can only be acquired through naturalization after seven years of legal residency, along with meeting language, cultural, and tax requirements.