Greece Golden Visa
Greece GRC
Greece's Golden Visa is one of Europe's most accessible investment-residency programmes. Originally a uniform €250,000 real-estate threshold, the 2024 reform raised investment minimums sharply: €800,000 in high-demand zones (Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 inhabitants), €400,000 in other regions, with the legacy €250,000 threshold preserved only for commercial-to-residential conversions and specific listed-building restorations.
Alternative routes include €500,000 in Greek capital-company shares, €500,000 in mutual funds or AIFs, or €500,000 bank deposit. The visa grants 5-year renewable residence with no minimum physical-presence requirement — making it one of the lowest-effort EU residency permits and a popular passive-investment route for non-EU HNWIs.
Holders gain Schengen visa-free travel but cannot acquire Greek citizenship through this route directly; standard naturalisation requires 7 years of physical residence plus B1 Greek language. Greece levies progressive income tax to 44%, but a flat-tax regime for qualifying HNWIs taxes worldwide income at €100,000/year for up to 15 years. Property tax (ENFIA) applies annually to the underlying real-estate investment.
Program Details
- Category
- Investment
- Processing Time
- 4 months
- Application Fee
- $2,200
- Minimum Income
- —
- Minimum Investment
- $250,000
- Family Included
- No additional investment required; covers spouse and dependent children up to 21, as well as parents and parents-in-law
- Path to PR
- Yes — 5 years
- Path to Citizenship
- Yes — 7 years
- Physical Presence
- No minimum annual stay required to maintain the Golden Visa; 7 years of actual residence required for citizenship
- Dual Citizenship
- Allowed
- Tax Impact
- No mandatory tax residency triggered by the visa; those who choose to tax-reside may benefit from Greece's non-dom lump sum tax of €100,000/year on foreign income for up to 15 years
- Renewal Cost
- $2,200
Application Timeline
Apply
4mo processing
Visa Granted
Initial permit
Permanent Residency
After 5 years
Citizenship
After 7 years
Key Requirements
- ✓Real estate investment of €400,000–€800,000 depending on location (or €250,000 for qualifying commercial conversions and listed buildings)
- ✓Alternatively: €500,000 in Greek government bonds, bank deposits, or company shares
- ✓Clean criminal record
- ✓Valid health insurance
- ✓Proof of legal entry to Greece
- ✓Investment must be maintained throughout the residency period
Am I eligible for Greece Golden Visa?
Quick self-check based on the published criteria. Not legal advice. No data leaves your browser.
Nationality eligibility
Select your nationality to check.
Minimum investment / capital
Programme requires $250,000.
Fill in the fields above to see a verdict.
This is a heuristic, not a determination. Final eligibility depends on full documentation and immigration-officer discretion.
Nationality Restrictions
This program restricts applications from nationals of: EU/EEA nationals do not require this visa
Application Process — Step by Step
- 01
Choose qualifying real estate investment
home countrySince September 2024 tiered thresholds: €800,000 in "high-demand" zones (Athens, Thessaloniki, Mykonos, Santorini). €400,000 in other areas. €250,000 only for preservation of listed heritage buildings and island conversions. Minimum property size 120 sqm except for listed conversions.
Typical duration: 4-12 weekssource ↗
- 02
Obtain Greek AFM tax number + bank account
destinationTax number (AFM) required for property purchase. Greek bank account required for fund transfer. Can be done remotely via power of attorney.
Typical duration: 2-4 weeks
- 03
Complete property purchase
destinationExecute property purchase via Greek notary. Transfer funds from abroad (must be documented for AML). Register deed with Land Registry.
Typical duration: 4-12 weeks
- 04
Submit Golden Visa application
destinationApplication submitted to Ministry of Migration. Includes proof of property, criminal record, health insurance, passport, biometrics.
Typical duration: 2-4 weeks submissionsource ↗
- 05
Receive residence permit card
destinationTypical processing 2-6 months. Valid 5 years, renewable indefinitely while investment maintained. No minimum stay requirement.
Typical duration: 8-24 weeks
Documents Required
| Document | Issued By | Apostille | Translate to | Validity (days) |
|---|---|---|---|---|
| Valid passport | Home country | No | — | 180 |
| Proof of property purchase (€800k / €400k / €250k) | Greek notary + Land Registry | No | — | — |
| Source of funds documentation (AML) | Bank/professional | Yes | el | 90 |
| Criminal record | Home country | Yes | el | 90 |
| Health insurance valid in Greece | Insurer | No | el | 365 |
| Greek AFM tax number | Greek tax authority | No | — | — |
Realistic Costs
Some figures below are industry estimates rather than officially verified: lawyer_fee_low, lawyer_fee_high, translations, apostilles, health_insurance_first_year, total_first_year_low, total_first_year_high, total_5_year_low, total_5_year_high.
Excludes property purchase itself + property transfer taxes (~3-24%) and annual ENFIA property tax. Lawyer fees include AML compliance structuring.
Realistic Timeline
- Consulate wait0–0 weeks
- Residence card issuance12 weeks
- Total to residence card20–40 weeks
Greek Golden Visa processing has been relatively stable; biometric appointments typically scheduled within 4-8 weeks.
Renewal
- First renewal after
- 60 months
- Subsequent cycle
- 60 months
- Renewal fee
- $500
- Requirements
- Maintain qualifying property investment; clean criminal record. No physical presence required.
Path to Permanent Residency — Details
- Years required
- 5
- Language test
- Greek language test (A2)
- Integration test
- Required
Path to Citizenship — Details
- Years required
- 7
- Language test
- Yes (B1)
- Civic test
- Required
- Oath
- Required
- Dual citizenship
- Allowed
Tax Residency
- Trigger
- 183 days/year of presence
- Taxation scope
- Worldwide income
- Exit-tax country
- No
Special regimes
- Greek Non-Dom RegimeFlat €100,000/year tax on all foreign income (+€20,000 per family member)
Must not have been Greek tax resident 7 of previous 8 years. Must invest €500k+ in Greek real estate, securities, or business.
Duration: 15 years
source ↗ - Greek Pensioner Tax Regime7% flat on all foreign-sourced income (including pensions) for 15 years
Foreign pension income; must not have been Greek tax resident 5 of previous 6 years.
Duration: 15 years
source ↗
Health Insurance
Some details in this section are industry estimates or general guidance rather than officially verified — confirm against the official source before relying on them.
- Mandatory
- Yes
- No co-pay required
- No
- Minimum coverage
- $30,000
Examples: Allianz Greece, Generali Hellas, Cigna Global
Banking Setup
Some details in this section are industry estimates or general guidance rather than officially verified — confirm against the official source before relying on them.
- Open account before arrival
- Possible with bridge fintechs
Bridge fintechs
Local banks accepting applicants
Eurobank, National Bank of Greece, Piraeus Bank, Alpha Bank
Family Specifics
- Spouse work rights
- Spouse included but cannot work in Greece without separate permit
- Child school enrolment
- Public + international schools in Athens, Thessaloniki
- Parent inclusion
- Eligible
- Sibling inclusion
- Not eligible
Gotchas — Things to Watch For
- ⚠September 2024 reform raised thresholds significantly; Athens/Thessaloniki/Mykonos/Santorini now €800k minimum
- ⚠No physical presence required, but also no path to citizenship without 7 years actual residence
- ⚠Greek Golden Visa ≠ EU Schengen freedom; allows visa-free Schengen travel but not residence
- ⚠Property cannot be rented short-term (Airbnb) in Athens/Thessaloniki districts under some interpretations — consult lawyer
- ⚠Citizenship requires 7 years of genuine residence, B1 Greek, civic test
What This Visa Does NOT Allow
- ×Work in Greece without separate authorisation
- ×Residence in other EU countries without separate permit
Before You Arrive — Checklist
- Obtain AFM via Greek tax representative
- Open Greek bank account
- Identify qualifying property (verify zone threshold)
- Transfer funds with proper AML documentation
After You Arrive — Checklist
- Complete property purchase at notary
- Register deed with Land Registry
- Submit Golden Visa application
- Attend biometrics
Common Rejection Reasons
- •AML concerns on source of funds
- •Property below qualifying threshold for zone
- •Purchase through non-compliant structure
- •Previous Schengen overstays
Recent Legislative Changes
Last known legislative update for this programme: 2024-09-01.
Frequently Asked Questions
What are the current thresholds for Greek Golden Visa?+
Since September 2024: €800,000 for properties in Athens city districts, Thessaloniki, Mykonos, Santorini, and islands with 3,100+ population. €400,000 everywhere else. €250,000 only for conversion of listed heritage buildings and specific island investments. Minimum property size 120 sqm except for listed conversions.
Do I need to live in Greece?+
No, there is zero minimum stay requirement. However, this means the Golden Visa does not count toward Greek citizenship — citizenship requires 7 years of genuine physical residence, not investment residence.
Can I get the 7% pensioner tax regime?+
Yes, if you have foreign pension income and were not Greek tax resident in 5 of the previous 6 years. The regime provides 7% flat tax on all foreign-sourced income for 15 years.
Good Fit For
Applying from a specific country? Your home-country tax rules, banking access, and dual-citizenship options affect every programme differently. Browse nationality guides → for tax obligations, renunciation rules, and second-passport routes.
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- Official source
- Last verified
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