Popular regions
The Attica region, the Thessaloniki regional unit, Mykonos, Santorini and islands with a population of more than 3,100.
One property · from 120 m²
Greece investment residence permit
Greece Golden Visa through a property purchase
We help you choose the right route, find a property and go from due diligence to residence cards for the whole family.
Figures checked on September 23, 2026
The terms are always confirmed for the specific property and the applicants before any deposit is paid.
A program since 2013
What the Greece Golden Visa is
The Golden Visa is a five-year residence permit for citizens of countries outside the European Union who meet the investment condition set by law. The clearest and most popular route is buying property in Greece. The residence permit covers the investor and family members and can be renewed for as long as the qualifying investment is kept.
The program does not require you to live in the country permanently in order to renew the card. The investor may live in the property or let it on a long-term lease, subject to the current restrictions. The Golden Visa is not citizenship, and on its own it does not give the right to work as an employee.
Since September 2024 the rules have depended on the location and the type of property. The question of how much the Greece Golden Visa costs cannot be answered from the listing price alone: the address, floor area, permitted use, the date any change of use was completed, and the legal status of the building all have to be checked.
Current terms
Property investment thresholds
The entry price depends on the location and the category of property. All four routes require the property to be paid for in full before the application is filed.
The rest of Greece
Mainland and island locations that are outside the higher-threshold zone.
One property · from 120 m²
Change to residential use
One property whose main areas are converted from commercial use to residential.
No 120 m² requirement
Listed building
One property with monument or listed-building status, intended for restoration or reconstruction.
Restoration obligations
What matters most
For the standard thresholds of €800,000 and €400,000, the investment must be in one property with main areas of at least 120 m². In the change-of-use route the floor-area limit does not apply, but the change of use must meet the special requirements of the law and be completed before the application is filed.
What the program offers
What the Greece Golden Visa gives you
The investor receives long-term status in an EU country without having to move.
The card can be renewed for further five-year periods for as long as the basis is kept.
Renewing the investor card does not require a set number of days in Greece.
A spouse or partner, children and parents can be included.
The card allows short trips in the Schengen Area.
Investor rights
- Live in Greece for the full term of the card
- Make short trips in the Schengen Area under the 90/180 rule
- Open accounts and handle everyday matters as a resident
- Receive income from permitted long-term letting
- Renew the status every 5 years while the basis is kept
An important distinction
A residence permit is not citizenship
Buying property does not automatically lead to a Greek passport. Naturalization requires actually living in the country for a set period and showing language knowledge and integration. Years of holding the card without living in Greece usually do not meet that test.
One investment
A residence permit for several generations
The main investor can include close relatives. Each family member receives their own card, and its term is tied to the investor's status.
Spouse or partner
A husband, wife or partner under a registered cohabitation agreement.
Children
Unmarried children of the investor or spouse under 21. Older children need a separate basis, which is checked individually.
Parents
Direct ascendants of the investor and of their spouse or registered partner.
Applicant requirements
Who can get a Golden Visa
The program is for adults who are citizens of countries outside the EU, lawfully buy a suitable property and pass the document checks.
Main conditions
- The main applicant is 18 or older
- A valid passport and a lawful basis for entry
- Full ownership and possession of a qualifying property
- The price paid in full by an accepted banking method
- Medical insurance covering Greece
Financial and legal checks
- A confirmed source of funds
- Compliance with bank KYC and AML procedures
- No grounds related to public security
- Foreign documents properly certified and translated
- The property matches the chosen program category
How the property may be used
What you can and cannot do with the property
Long-term letting
The property can be used as a home or let to tenants for a long term. Income is declared in Greece, and the financial model should include tax, management costs, vacancies and upkeep.
No short-term rentals
Property bought for the initial Golden Visa or for its renewal cannot be let by the night through short-term rental services and cannot be sublet. Breaking the rules can lead to penalties and put the status at risk.
Selling the property
If the investor sells the property that the residence permit is based on, and does not move to another permitted basis, the card is subject to revocation. An exit and any replacement asset should be planned before the sale.
The route, step by step
How to obtain a Golden Visa in Greece
Some steps can be handled under a power of attorney, but the property and the documents need to be checked before any payment.
Strategy and budget
We define the family members, the preferred location, how the property will be used and the investment threshold that fits.
Property search
We check more than the price: floor area, permitted use, cadastre records and whether the property fits the chosen residence basis.
Legal due diligence
A lawyer reviews the title, encumbrances, permits, alterations and whether the property can be used in the program.
Preparing the purchase
We obtain a Greek tax number, prepare the power of attorney and the banking route, and confirm the source of funds.
Purchase and registration
The price is paid by an accepted method, the contract is signed before a notary and registered with the Cadastre or the Land Registry.
Residence application
We file the application online, with the investment documents and insurance. The applicants then give biometrics and receive their cards.
Remote filing
You do not have to travel for every step
A lawyer can act under a power of attorney, obtain an AFM, follow the checks, sign documents and file the online application. A visit in person is required for biometrics and, depending on the case, for banking or notarial steps.
Preparing the application
Core documents
The exact set depends on citizenship, family members, the way of entry and the property category. Foreign documents are translated into Greek and certified as required.
Get a personal list- 01
A valid passport and proof of lawful entry
- 02
Family documents with an apostille or legalization
- 03
Greek tax number (AFM)
- 04
Medical insurance policy
- 05
Notarial purchase contract and proof of payment in full
- 06
Proof that the transaction is registered with the Cadastre or the Land Registry
- 07
Property declaration E9
- 08
Photographs and data for issuing the residence card
The full budget
Purchase and application costs
The investment threshold does not include taxes, professional fees or the cost of issuing the cards.
The threshold depends on the location and the legal category of the property.
A one-off administrative fee for the investor's initial card.
The fee for printing a separate electronic document.
The tax treatment depends on the property. The notary confirms the final figure.
Lawyer, notary, engineer, Cadastre, translations and bank charges.
ENFIA, insurance, utilities, maintenance and tax on rental income.
This is a preliminary estimate. The tax treatment of a new-build or a resale, notary fees and registration charges are confirmed for the specific transaction.
Property and residence
How to choose a property for the Golden Visa
The search should start with the immigration strategy, not with a photograph of an apartment. The same budget can lead to different options: a spacious property in a region with a €400,000 threshold, a restoration project from €250,000, or a home in Attica at the €800,000 threshold. Location affects not only the size of the investment, but also rent, liquidity, running costs and how convenient the property is to use yourself.
Before a reservation, a lawyer should confirm that the property really falls into the category claimed. For a standard purchase, what matters is the cadastre identification of a single property and the floor area of the main rooms. For a conversion to residential use, the previous use, the change-of-use documents and the completion date are critical. For a listed building, the official status and the restoration obligations are checked.
An investment property is also judged as real estate: price per square meter, the condition of the building, the surroundings, long-term rental demand and costs after the purchase. Formal eligibility for the program does not guarantee a return or an easy resale.
Athens and Attica
The capital region suits buyers who want year-round demand, transport, international schools and a liquid market. An ordinary purchase sits at the high threshold of €800,000, so conversion projects that turn non-residential space into homes draw particular attention.
Thessaloniki and the regions
In the Thessaloniki regional unit the standard threshold is also €800,000. Elsewhere on the Greek mainland the €400,000 threshold can be considered, weighing the entry price against local demand, seasonality and a future resale.
The islands
Mykonos, Santorini and islands with a population of more than 3,100 use the €800,000 threshold. Island property needs a separate look at seasonality, transport, property management and the limits on short-term rentals.
Common questions
Greece Golden Visa: answers for investors
For a standard property purchase the threshold is €800,000 in the most sought-after regions and €400,000 in the rest of the country. Certain special routes start from €250,000 — for example, one property converted from commercial to residential use, or a listed building bought for restoration.
Under the current rules, the standard investment routes are tied to a single property. The €800,000 and €400,000 thresholds also require main areas of at least 120 m². The structure of the deal should be checked before any deposit is paid.
There is no mandatory minimum stay to keep or renew a Golden Visa. The investor must keep a suitable investment and meet the program conditions. Citizenship follows different rules, including actually living in the country and integration requirements.
The investor's application can include a spouse or registered partner, unmarried children under 21, and the parents of both spouses or partners. Each person needs their own set of documents and their own residence card.
Long-term letting is generally allowed. Property bought for the Golden Visa cannot be used for short-term rental through sharing-economy platforms and cannot be sublet. Before buying, check the permitted use of the specific property.
The investor residence permit does not, by itself, give access to employment. It allows you to live in Greece, own assets and carry on investment or business activity that the law permits, in a suitable structure.
The application may be filed through a representative under a power of attorney, including before the investor enters Greece. Giving biometric data and issuing the card require the applicant to be present in person. The form of the power of attorney and the entry route are agreed with a Greek lawyer.
The investor residence permit is valid for 5 years and can be renewed for further five-year periods while the investment and the other program conditions remain in place. Selling the qualifying property without replacing the basis means losing the residence permit.
Discuss the application with a migration expert
We will clarify your family and budget, compare the investment routes and set out the steps to a residence permit.
Sources and currency. This page was updated from official publications of the Hellenic Ministry of Migration and Asylum, the National Registry of Administrative Procedures and Enterprise Greece. The information is general. Specialists confirm how the rules apply to a specific transaction.