How Long Can I Stay in Greece if I Buy a House?

Does Buying Property Give You Residency in Greece?

Many people assume that owning a home in Greece means they can stay as long as they want—but that’s not how it works.

Buying property in Greece gives you legal ownership of the home, but it does not automatically grant residency rights.

Without a valid visa or residence permit, non-EU citizens must follow standard immigration rules, just like any other visitor.

This is where many buyers get confused.

They think that because they’ve invested in Greek real estate, they should be able to live there indefinitely.

But under Greek law, property ownership and residency status are two completely separate things.

So, how long can you stay in Greece if you buy a house?

It depends on whether you’re an EU citizen or not.

Short-Term Stays: How Long Can You Stay Without a Residence Permit?

If you’re not planning to apply for residency, your stay in Greece is limited by your nationality and visa rules.

For Non-EU Citizens: The 90-Day Rule

Non-EU citizens, including Americans, Brits, and Australians, can visit Greece for up to 90 days within any 180-day period under the Schengen Visa rules.

This means you can spend a total of three months in Greece every six months, but once you hit that limit, you must leave and wait before returning.

Many property owners don’t realize this restriction until they’ve overstayed—or assumed that buying a house would grant them a longer stay.

Unfortunately, owning property doesn’t override visa rules, so if you plan to spend more than three months at a time in Greece, you’ll need a residence permit.

For EU Citizens: No Time Limit, Just Registration

If you’re from an EU/EEA country, you have the right to live in Greece without restrictions.

However, if you plan to stay longer than 90 days, Greek authorities may require you to register your residence and obtain a Certificate of Registration (Βεβαίωση Εγγραφής Πολιτών Ε.Ε.).

This is a simple administrative step and doesn’t require an investment.

For non-EU buyers, however, staying in Greece long-term requires a residence permit—and that’s where things get more complicated.

Let’s take a look at what your options are for long-term residency.

Long-Term Residency: What Are Your Options?

If you’re a non-EU citizen and want to stay in Greece beyond the 90-day limit, you’ll need a residence permit—owning property alone won’t give you automatic residency.

But here’s the important part: there’s no single “property owner visa” in Greece.

Instead, your long-term stay options depend on how you structure your residency application.

So, what are the options?

1. The Greek Golden Visa (For Property Investors Over €250,000)

For non-EU citizens who invest at least €250,000 in Greek real estate (or €500,000 in certain high-demand areas), the Golden Visa is the best residency option.

It grants:

✔ A 5-year renewable residence permit with no minimum stay requirements.
✔ The ability to live in Greece full-time or use it as a second home.
✔ Visa-free travel across the Schengen Zone.

This is the most secure way for property owners to stay in Greece long-term, but it’s only available to those who meet the investment threshold.

2. Other Residence Permits (For Those Investing Below €250,000)

If your property investment is under €250,000, you’ll need to qualify under a different type of residence permit.

Options include:

• The Financially Independent Person (FIP) Visa – For those who can prove sufficient passive income (like pensions or rental income) without working in Greece.
• The Digital Nomad Visa – For remote workers who want to live in Greece while working for a foreign company.

These visas come with different requirements and limitations, but they can still provide a legal way to stay beyond the 90-day rule.

However, just owning property without a visa or permit doesn’t grant any long-term residency rights—which leads to the next big question…

Can You Get Greek Residency Just by Owning Property?

This is where many property buyers get confused. The idea that owning real estate automatically grants residency is a common misconception—but under Greek law, property ownership alone does not give you the right to live in Greece long-term.

Here’s how it actually works:

Non-EU Citizens: Property Ownership ≠ Residency

If you’re from a non-EU country, simply buying a house—whether it’s worth €50,000 or €500,000—does not give you an automatic residence permit.

You’ll still be treated as a visitor under the 90-day Schengen rule, unless you apply for a residency program like the Golden Visa, the FIP Visa, or the Digital Nomad Visa.

Many property owners realize this too late, assuming they can live in their Greek home year-round, only to find out they must leave after three months unless they secure residency.

EU Citizens: No Residency Issues, Just Registration

If you’re from an EU/EEA country, you have the right to live, work, and own property in Greece without restrictions.

The only requirement is to register your residence if you stay longer than 90 days.

For non-EU buyers, though, property ownership is not a substitute for legal residency, and if you plan to live in Greece long-term, you’ll need to apply for the right permit.

That brings us to the real question—what’s the best way to stay in Greece long-term?

What’s the Best Way to Stay in Greece Long-Term?

If you’re a non-EU citizen and want to live in Greece beyond the 90-day limit, the best option depends on your situation—specifically, whether you qualify for a residence permit through investment, financial independence, or remote work.

1. The Golden Visa – The Best Option for Property Owners

If you’re planning to invest at least €250,000 in Greek real estate, the Greek Golden Visa is the simplest and most secure path to long-term residency.

It allows you to:

✔ Stay in Greece as long as you want (renewable every five years).
✔ Travel freely within the Schengen Zone.
✔ Rent out your property if you’re not living in Greece full-time.
✔ Avoid minimum stay requirements—you don’t have to live in Greece full-time to keep your permit.

For property owners who meet the investment threshold, this is the most straightforward way to secure Greek residency.

2. The Financially Independent Person (FIP) Visa or Greek Retirement Visa – For Those With Passive Income and Retirees

If you don’t meet the Golden Visa investment minimum, another option is the FIP Visa/Retirement Visa.

This is ideal for retirees or financially independent individuals who:

✔ Can prove a steady passive income (pensions, rental income, dividends, etc.).
✔ Do not need to work in Greece.
✔ Are willing to meet minimum income requirements set by Greek authorities.

While the FIP Visa doesn’t offer the same investment benefits as the Golden Visa, it provides a legal way to live in Greece long-term without making a large property purchase.

3. The Digital Nomad Visa – For Remote Workers

If you work remotely for a foreign employer, Greece’s Digital Nomad Visa allows you to live in Greece legally while continuing your work online.
✔ No investment required—just proof of remote income.
✔ Ideal for freelancers, tech workers, and digital entrepreneurs.
✔ Can eventually lead to permanent residency if renewed successfully.

Each of these options provides a legal way to stay in Greece long-term—but which one is right for you depends on your financial situation and long-term goals.

Now, before making a property purchase, it’s important to fully understand the residency implications—so you don’t end up in a situation where you own a home but can’t legally stay.

What You Should Know Before Buying Property

Buying property in Greece is a great investment, but it’s important to understand the residency rules before making a purchase.

Many non-EU buyers assume that owning a home gives them the right to stay indefinitely—but without a residence permit, they’re still limited to the 90-day Schengen rule.

If you plan to spend more than three months at a time in Greece, you’ll need to apply for the right type of residency permit.

The best option for property investors is the Greek Golden Visa, which offers a secure and long-term residency solution with the added benefit of visa-free travel across the Schengen Zone.

For those who don’t meet the €250,000 investment threshold, other permits—like the FIP Visa or the Digital Nomad Visa—can still provide a legal way to live in Greece long-term.

Understanding these residency rules before buying property ensures that your investment aligns with your lifestyle and long-term plans—so you can enjoy your home in Greece without legal complications.

How Totsi Helps You Secure Residency in Greece

Buying a home in Greece is an exciting investment, but navigating residency requirements, legal procedures, and financial regulations can be overwhelming—especially for non-EU buyers who aren’t familiar with Greek immigration laws.

That’s where Totsi makes the process simple.

We help clients:

✔ Understand their residency options before purchasing property—so there are no surprises.
✔ Find investment-worthy properties that meet residency permit requirements.
✔ Handle the full legal process, from property contracts to residency applications.
✔ Ensure smooth financial transactions—avoiding banking and visa-related roadblocks.

If you’re thinking about buying a home in Greece and want to ensure your investment aligns with your long-term residency goals, having the right guidance is essential.

📞 Contact Totsi today to explore your residency options and make your move to Greece smooth, secure, and stress-free.