Greece Golden Visa: Requirements and Process
Everything you need to know before buying: which properties qualify, the 2024 rules, who can be included, how long it takes and what citizenship really requires.
Non-EU nationals receive a five-year residence permit, renewable for as long as they keep the investment, by buying a single property of at least 120 m² worth €400,000 or €800,000 depending on the area, or a converted or listed building from €250,000. Capital-market options start at €350,000. The permit covers your spouse, children up to 21 and the parents of both spouses, gives Schengen travel and requires no minimum stay.
Qualifying investments
The rules are in Article 100 of the Greek Migration Code, as amended by Law 5100/2024. Real-estate investments must be a single property; combining several units is no longer allowed.
| Option | Minimum | Notes |
|---|---|---|
| Property in Attica, Thessaloniki, Mykonos, Santorini or islands over 3,100 residents | €800,000 | One property with at least 120 m² of main areas |
| Property in the rest of Greece | €400,000 | One property with at least 120 m² of main areas |
| Commercial building converted to residential | €250,000 | Conversion completed and certified before you apply; no size minimum |
| Listed building restoration | €250,000 | Restoration completed before the first renewal; fine of €150,000 if not |
| Alternative investment fund investing in Greece | €350,000 | Units in a qualifying AIF or mutual fund |
| Deposits, Greek government bonds or company capital | €500,000 | Fixed-term deposit, bonds with 3+ years to maturity, or capital in a Greek company or REIC |
| Listed shares or bonds | €800,000 | Traded on Greek regulated markets |
Golden Visa properties may be let long-term but not as Airbnb-style short-term rentals; breaches can cost the permit and a €50,000 fine. A government housing strategy approved in July 2026 proposes a future category linked to long-term letting of several homes, but it is not in force.
Who qualifies
- Non-EU nationals aged 18 or over
- A clean criminal record
- Investment funds from a lawful, documented source, paid through a Greek bank
- Health insurance covering Greece
- A valid passport and a Schengen visa or visa-free entry to give fingerprints in Greece
Family members
Your spouse or registered partner, children up to 21 and the parents of both spouses can receive residence permits on the basis of the same investment. Children over 21 need their own grounds. Malta’s MPRP also covers parents and grandparents, with permanent residence from the start.
Step by step
- Free assessment and due diligence. We check your eligibility and source of funds and introduce you to our partner firm located in Greece.
- Tax number and bank account. You obtain a Greek tax number (AFM) and open a bank account, usually through a lawyer with power of attorney.
- Buy the property. Your lawyer checks the title, the 120 m² rule and the area threshold, and completes the purchase before a notary; payment goes through a Greek bank.
- File the application. You give fingerprints in Greece and receive a filing certificate that lets you stay legally while the application is processed.
- Residence permit. The five-year permit is issued after review. Processing has often taken a year or more because of backlogs, which have been easing in 2026.
The filing certificate lets you stay in Greece legally while you wait. Processing times vary widely; ask us for the current position before you buy.
Costs to budget for
On top of the property price, expect property transfer tax (3.09%) or VAT on some new builds, notary and land registry fees (about 1.5% in total), legal fees, the €2,000 permit fee for the main applicant and €150 for each family member, translations and health insurance. We give you a written, itemised quote before you commit.
Keeping your Golden Visa
Keep the qualifying investment and renew the permit every five years; there is no minimum stay. The permit gives residence, not the right to take up employment in Greece, although you may run your own company. If you sell the property, you can transfer the permit to a buyer from outside the EU, who then applies on the same basis.
From residence to citizenship
- Seven years of lawful residence actually living in Greece; holding a Golden Visa from abroad does not count
- The Certificate of Adequacy of Knowledge for Naturalisation: Greek at B1 level plus history, culture and civics
- Sufficient income, a clean record and genuine integration into Greek life
- Dual citizenship is allowed
- A discretionary decision; in practice the whole path takes eight years or more
Want an EU passport sooner? Malta’s Citizenship by Merit framework can lead to Maltese (EU) citizenship in about 12–16 months. It is discretionary and assessed case by case, and Malta allows dual citizenship. See Citizenship by Merit: steps and timeline.
Tax
Greek tax residents pay income tax from 9% to 44%. New residents who move their tax residence to Greece and invest at least €500,000 can instead pay a flat €100,000 a year on all foreign income for up to 15 years; foreign pensioners can opt for a 7% flat rate. Holding a Golden Visa alone does not make you tax resident: that generally depends on spending more than 183 days a year in Greece. Take tax advice for your own situation.
Living in Greece
Greece joined the EU in 1981, the euro in 2001 and the Schengen Area in 2000. Athens and Thessaloniki are the main cities, and the islands and coastline attract residents from across Europe; English is widely spoken in business and tourist areas. Public healthcare is available through the national system, with private hospitals in the larger cities. Living costs are below the EU average outside central Athens and the most popular islands.
How we work
Zenturo is based in Malta. For Greek applications we work with licensed partner firms located in Greece, who handle the property purchase and residence filings, while we coordinate your case and remain your point of contact. Malta applications are prepared and filed by our own licensed team.
Still deciding? See our Greece vs Malta comparison or the Greece country summary on Global-Residency.com.
Sources
- The Greek Golden Visa after the 2024–2026 overhaul (International Bar Association, September 2026)
- The Greek Golden Visa enters a new phase (IMI Daily, August 2026)
- Greek Golden Visa non-real-estate thresholds (IMI Daily)
- Greek Ministry of Migration and Asylum
Checked November 2026. Programme rules and amounts change often; we confirm current figures in writing before you commit. This page is general information, not legal or tax advice.
Talk to a licensed adviser
Tell us your goals and timeline. Greek applications are handled with licensed partner firms located in Greece; Malta applications, including faster routes to EU citizenship, are handled by our own licensed team.
- Licensed in Malta: Zenturo Ltd. is a licensed agent (Residency Malta Agency licence RES-DALI), company C-39472.
- In business since 2006: one team from first question to approval.
- Fast replies: usually within one hour, by e-mail, phone, WhatsApp, Telegram or WeChat.