10 Mistakes That Can Get Your Greek Golden Visa Rejected

You’ve done your research.

You know that the Greek Golden Visa is one of the best residency-by-investment programs in Europe.

But here’s what many investors don’t realize:

Not every application gets approved.

Some applicants make costly mistakes that lead to months of delays—or even a full rejection.

And the worst part?

Most of these mistakes are completely avoidable.

That’s why we created this guide—to help you avoid the common pitfalls that get applications denied.

Whether you’re buying property, submitting paperwork, or preparing your finances, knowing these risks ahead of time can save you a lot of frustration.

By the time you finish reading, you’ll know exactly how to get your Golden Visa approved on the first try.

Let’s start with the biggest mistake applicants make—buying the wrong type of property.

Mistake #1: Choosing a Non-Eligible Property

Many investors assume that any property in Greece qualifies for the Golden Visa.

Unfortunately, that’s not the case.

One of the most common reasons for rejection is purchasing a property that doesn’t meet the investment criteria.

This usually happens when:

• The property’s price is too low to qualify.
• The property is in a restricted area (such as certain islands or heritage sites).
• The property is co-owned, meaning the applicant doesn’t hold full ownership.

The Greek government has strict rules about what qualifies as an investment.

If your property doesn’t meet these rules, your application will be rejected—no exceptions.

How to Avoid This Mistake

Before signing any contracts, you need to verify that the property is Golden Visa-eligible.

Here’s what that means in 2025:

Minimum investment amount depends on location:

• Athens, Thessaloniki, Mykonos, Santorini, and large islands: €800,000 minimum (must be a single property of at least 120m²).
• Rest of Greece: €400,000 minimum (must also be a single property of at least 120m²).
• Historic restorations: €250,000 minimum, but the renovation must be completed within 5 years.

The property must be fully owned by the applicant.

• You cannot buy a property jointly with someone else (unless they are a direct family member applying under the same visa).
• Shared ownership, co-ops, or partial stakes do not qualify.

Verify property eligibility before purchasing.

• Some sellers claim their property qualifies, but this isn’t always true. Always consult a real estate lawyer before making an investment.

If you accidentally buy the wrong type of property, you’ll be forced to either sell it and reinvest or restart the visa process from scratch—wasting months of your time.

This mistake is easily avoidable if you work with professionals who understand the rules.

Mistake #2: Failing to Provide Proper Documentation

Most Greek Golden Visa applications aren’t rejected because of the investment—they’re rejected because of paperwork errors.

The Greek government is very strict when it comes to documentation.

One missing signature, an incorrect translation, or a simple typo can delay your application for months—or worse, get it rejected completely.

So, what are the most common documentation mistakes?

1. Missing Apostilles or Certifications

   • Many documents, especially birth certificates, marriage certificates, and financial statements, must be officially certified before submission.
   • If they aren’t apostilled (for countries in the Hague Convention) or notarized/legalized correctly, they won’t be accepted.

2. Incorrect Translations

   • All documents must be officially translated into Greek by a certified translator or lawyer.
   • Many applicants make the mistake of using unofficial translations, which get rejected immediately.

3. Bank Statements That Don’t Show Clear Investment Funds

   • The Greek authorities need proof that the investment money comes from a legal source.
   • If your bank statements aren’t detailed enough or show irregular transactions, your application may be flagged for review.

4. Missing Tax Numbers (AFM) or Proof of Property Payment

   • Every applicant must have a Greek tax number (AFM) before applying.
   • If your property purchase isn’t fully paid and registered, your application won’t be processed.

How to Avoid This Mistake

✔ Work with a legal expert—A lawyer will ensure all documents are properly apostilled, notarized, and translated.
✔ Double-check your financial paperwork—Make sure your bank statements, property contracts, and tax number are in order.
✔ Submit everything in the correct format—Greek authorities have strict requirements for how documents must be prepared.

Even a minor documentation error can set you back months.

The safest approach is to get everything reviewed before submission.

Mistake #3: Delaying Property Registration

Many investors think that buying a property is enough to start their Golden Visa application.

But that’s only half the process.

The property must be fully registered in your name before your visa application is even considered.

Until the Greek government sees official proof of ownership, your application won’t move forward.

What Causes Delays?

1. Slow Legal Processing

   • The Greek property market moves at its own pace.
   • Title deeds and ownership transfers can take weeks or even months if not handled properly.

2. Not Registering the Property with the Greek Tax Office

   • Before submitting a Golden Visa application, the property must be recorded with the tax authorities.
   • If this step is skipped, the application is automatically rejected.

3. Delays in Paying Transfer Taxes and Fees

   • Many investors think they can pay later—but that’s a mistake.
   • Taxes and registration fees must be fully paid before the application process starts.

How to Avoid This Mistake

✔ Ensure the property is legally registered before applying for the visa.
✔ Work with a lawyer to fast-track the process and avoid unnecessary delays.
✔ Pay all required taxes and fees immediately to prevent processing issues.

Even if you’ve already signed the contract, your visa application won’t be processed until the property is fully registered.

Mistake #4: Applying Without a Lawyer (And Why It’s Risky)

The Greek Golden Visa process does not legally require you to hire a lawyer.

In theory, you can handle everything yourself—choosing a property, submitting documents, and dealing with Greek authorities.

But here’s the reality: most people who try to do this alone make critical mistakes that delay or even ruin their application.

Why Some Applicants Skip a Lawyer

Some investors assume that avoiding legal fees will save money.

Others rely on real estate agents to handle the paperwork, believing that’s enough.

And a few think that since Greece has a straightforward visa process, they can manage everything remotely without issues.

Unfortunately, this almost always backfires.

Mistake #6: Choosing an Inexperienced Real Estate Agent

A real estate agent can make or break your Golden Visa application.

The right agent guides you to eligible properties, ensures the process is smooth, and protects your interests.

The wrong agent?

They can sell you a property that doesn’t qualify, waste your time with legal issues, or even disappear after the sale.

Many investors assume all agents understand the Golden Visa requirements—but that’s not the case.

Some don’t specialize in foreign buyers, while others prioritize their commission over your visa approval.

Common Problems With Bad Agents

1. Selling Non-Eligible Properties

   • Some agents don’t verify whether a property qualifies for the Golden Visa.
   • You could end up buying real estate that doesn’t meet investment rules and having to start over.

2. Lack of Legal Knowledge

   • A good agent should work closely with lawyers to ensure the process is compliant.
   • An inexperienced agent may overlook legal paperwork that causes delays or rejections.

3. Pushing Overpriced or Risky Investments

   • Some agencies inflate property prices for foreign buyers, meaning you pay more than necessary.
   • Others sell properties with unclear ownership histories, unpaid taxes, or legal disputes.

4. No Post-Sale Support

   • Many investors buy properties remotely, expecting assistance after the purchase.
   • Some agents disappear once the deal is closed, leaving you without help for property registration or tax setup.

How to Avoid This Mistake

✔ Only work with real estate agents who specialize in Golden Visa properties. Ask for their experience, past clients, and legal knowledge before committing.
✔ Verify property eligibility before signing anything. A trustworthy agent will provide legal proof that a property qualifies.
✔ Make sure they offer post-sale support. The process doesn’t end with the purchase—you need guidance through property registration and compliance.

The best real estate agents don’t just sell you a property—they ensure your investment leads to visa approval.

Mistake #7: Applying With Incorrect Family Member Information

One of the biggest benefits of the Greek Golden Visa is that it allows investors to include family members in the application.

But many applicants misunderstand the eligibility rules, leading to delays or outright rejection.

The Greek government requires specific proof for each family member, and if anything is missing—or if someone isn’t eligible—your application won’t go through.

Who Can Be Included in a Golden Visa Application?

✅ Spouse (legally married)
✅ Children under 21 (can be extended until 24 if financially dependent)
✅ Parents of the main applicant or spouse (no age limit, but must be financially dependent)

Who cannot be included?

❌ Unmarried partners—Even with a long-term relationship, Greece does not recognize non-married partners under the Golden Visa.
❌ Siblings or extended family—Brothers, sisters, cousins, and other extended family are not eligible.
❌ Adult children over 21 who are financially independent—If they have their own income, they cannot be included under the same application.

Common Mistakes That Lead to Rejections

1. Failing to Provide Proof of Dependency

   • If you’re including a child over 21 or parents, you must prove that they depend on your financial support.
   • This usually requires bank statements, shared expenses, or tax documents.

2. Forgetting to Submit Required Documents

   • Birth certificates, marriage certificates, and family records must be fully translated and apostilled before submission.
   • Many applications get delayed because a document is either missing or improperly notarized.

3. Applying With a Non-Married Partner

   • Many couples assume that a long-term relationship is enough—but Greece only accepts legal marriages.
   • If you’re not married, your partner must apply separately for a visa.

4. Misunderstanding the Age Limits for Children

   • If your child turns 21 before the visa is approved, they may be removed from the application.
   • For them to stay eligible, they must be financially dependent and apply before turning 21.

How to Avoid This Mistake

✔ Confirm that all family members qualify before applying. If there’s uncertainty, consult an immigration lawyer.
✔ Prepare all required documents in advance. Birth and marriage certificates must be translated, certified, and apostilled.
✔ If your partner is not legally married to you, they must apply separately. There are no exceptions for unmarried couples.

Family applications are rejected more often than individual ones—but with the right preparation, you can ensure a smooth approval process.

Mistake #8: Not Having the Right Health Insurance

A valid health insurance policy is a mandatory requirement for the Greek Golden Visa.

Without it, your application will not be processed.

Many investors assume any health insurance plan will work, but that’s not the case.

The Greek authorities only accept policies that meet specific criteria—and if your coverage doesn’t comply, your application will be rejected or delayed.

Common Health Insurance Mistakes

1. Choosing an International Plan That’s Not Accepted in Greece

   • Some investors purchase expensive global health insurance, thinking it covers everything.
   • However, if the insurance company doesn’t have a legal presence in Greece, the policy isn’t valid for Golden Visa purposes.

2. Getting a Travel Insurance Policy Instead of Full Health Coverage

   • Many people confuse travel insurance with residency health insurance.
   • Travel insurance only covers emergencies and is not accepted for a long-term visa.

3. Selecting a Policy With Insufficient Coverage

   • The Greek government requires that policies include:
     • Hospitalization coverage (minimum €15,000 per year).
     • Outpatient care & doctor visits.
     • Emergency medical expenses.
   • If your plan doesn’t meet these standards, your application will be denied.

4. Not Covering All Family Members

   • If you’re applying with your spouse or children, their health insurance must also meet Greek requirements.
   • A common mistake is getting coverage for only the main applicant, leading to delays in family applications.

How to Avoid This Mistake

✔ Choose a health insurance provider that is legally recognized in Greece. Not all international plans qualify—local or EU-based providers are often better.
✔ Make sure your policy covers hospitalization, outpatient care, and medical emergencies. It must meet Greek residency requirements.
✔ Verify that each family member has the correct coverage. Family applications will be rejected if even one person lacks proper insurance.

A small mistake with health insurance can cause unnecessary delays—but choosing the right policy from the start ensures a smooth approval process.

Mistake #9: Ignoring Tax Obligations

Many Golden Visa applicants assume that since they’re only investing in Greece and not living there full-time, they won’t have to deal with Greek taxes.

This assumption is wrong—and it can lead to unexpected tax bills, penalties, or even legal issues down the line.

What Tax Obligations Do Golden Visa Holders Have?

1. Property Taxes Must Be Paid Annually

   • Even if you don’t live in Greece, you must pay annual property tax (ENFIA).
   • The tax amount depends on property value and location, but typically ranges from 0.1% to 1% of the assessed property value.

2. Rental Income Is Taxable in Greece

   • If you plan to rent out your Golden Visa property, rental income is subject to Greek taxation, even if you don’t live in Greece.
   • Tax rates on rental income:
     • 15% for annual income up to €12,000.
     • 35% for income between €12,001 - €35,000.
     • 45% for income above €35,000.

3. Capital Gains Tax Applies If You Sell Your Property

   • If you sell your property, you may owe capital gains tax (15%) on any profit.
   • Many investors don’t realize this until after they’ve sold, leading to unexpected tax bills.

4. Greek Tax Residency Rules Can Affect You

   • If you spend more than 183 days per year in Greece, you may be considered a tax resident, meaning your worldwide income could become taxable in Greece.

How to Avoid This Mistake

✔ Plan for annual property taxes. Even if you don’t live in Greece, you must pay ENFIA every year.
✔ Understand rental income taxes before deciding to rent. If renting out your property, ensure you report earnings properly.
✔ If selling, factor in capital gains tax. Selling your property means you might owe 15% tax on profits.
✔ Know the 183-day rule. If you stay in Greece for more than half the year, you might become a Greek tax resident.

Many investors focus only on the Golden Visa approval process—but understanding your tax obligations ensures you avoid surprises in the future.

Mistake #10: Waiting Too Long to Apply

Many investors assume the Greek Golden Visa program will always be available, or that the investment rules won’t change anytime soon.

But the reality?

Greece has already tightened the rules, and there’s no guarantee they won’t increase investment thresholds again.

Why Waiting Could Cost You

1. Investment Minimums Have Already Increased

   • In 2023, the minimum investment rose to €800,000 in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini).
   • More locations could soon be added to this higher threshold.

2. Future Law Changes Could Make It Harder to Qualify

   • Portugal closed its Golden Visa real estate option. Spain is considering removing its own program.
   • Greece remains one of the last competitive options in Europe, but that could change.

3. Longer Processing Times as Demand Rises

   • As more investors rush to apply, wait times increase.
   • The best time to apply is before new demand causes further delays.

4. Delays in Finding the Right Property

   • The best Golden Visa-eligible properties are getting sold quickly.
   • Waiting too long means you could lose out on prime investment opportunities.

How to Avoid This Mistake

✔ Apply as soon as you meet the investment criteria. Delays could mean higher investment requirements in the future.
✔ Secure a property now before demand rises. Real estate prices in Greece are increasing, and waiting could cost you.
✔ Don’t assume the program will last forever. Other European countries have already tightened or removed their Golden Visa options.

The Greek Golden Visa is still one of the most accessible residency-by-investment programs in Europe—but it’s changing fast.

Applying sooner rather than later is the safest strategy.

How to Avoid These Mistakes & Get Approved Faster

Now that you know the 10 biggest mistakes that can get your Greek Golden Visa rejected, you have two options:

1. You can go through the process alone, hoping to avoid these issues—but one small misstep could cost you months of delays.
2. Or you can work with experts who handle everything for you—ensuring your investment qualifies, your documents are correct, and your application is processed smoothly.

At Totsi, we specialize in guiding investors through the Greek Golden Visa process from start to finish.

Our team ensures that:

✔ You invest in a fully eligible property.
✔ Your documents are prepared correctly with no missing details.
✔ The process is handled efficiently, avoiding costly delays.

📌 Ready to secure your Greek Golden Visa the right way? Contact us today and let’s get started.