Greek Golden Visa (Ultimate Guide 2025)
- Last Update Feb. 12, 2025
- What Is the Greek Golden Visa Program?
- Key Benefits of the Greek Golden Visa
- Eligibility Criteria for the Greek Golden Visa
- Investment Options for the Greek Golden Visa
- Step-by-Step Greek Golden Visa Application Process
- Processing Time and Approval Rates for the Golden Visa
- Pathway to Greek Citizenship Through the Golden Visa
- Frequently Asked Questions About the Greek Golden Visa
Important Update: Greek Golden Visa Changes for 2025
As of January 1, 2025, Greece has implemented significant updates to its Golden Visa program. Here's what you need to know:
- Increased Investment Thresholds: In high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini, the minimum property investment is now €800,000. For other regions, the requirement is €400,000.
- €250,000 Investment Option: Properties valued at €250,000 remain eligible if they involve the conversion of commercial properties to residential use or the restoration of properties of historical or cultural significance. The conversion or restoration must be completed before applying for the Golden Visa.
- Property Requirements: Investors must purchase a single property with a minimum area of 120 square meters. Splitting investments across multiple properties no longer qualifies.
- Restrictions on Short-Term Rentals: Properties acquired under the Golden Visa program cannot be used for short-term rentals (e.g., Airbnb) and must comply with long-term leasing regulations.
- Pathway to Citizenship: Golden Visa holders may apply for Greek citizenship after seven years of residency, provided they meet legal requirements.
If you're considering applying or need guidance on these updates, contact our team for expert assistance.
If you’re considering the Greek Golden Visa in 2025, you’re not alone.
Greece remains one of the most attractive residency-by-investment destinations in Europe, offering stability, flexibility, and access to the entire Schengen Zone.
But the rules have changed.
The €250,000 entry point is now limited to special cases, and in most areas, you’ll need at least €400,000—or even €800,000 in high-demand locations like Athens, Thessaloniki, Mykonos, and Santorini.
| Region | Minimum Investment | Special Rules |
|---|---|---|
| Athens (Attica) | €800,000 | 120m² min property size |
| Thessaloniki | €800,000 | 120m² min property size |
| Mykonos & Santorini | €800,000 | No multiple property purchases |
| Islands (3,100+ people) | €800,000 | Single property only |
| Rest of Greece | €400,000 | 120m² min property size |
| Historical Restorations | €250,000 | Must complete within 5 years |
Let’s get started.
What is the Greek Golden Visa?
The Greek Golden Visa is a residency-by-investment program that allows non-EU citizens to gain a five-year renewable residence permit by investing in Greek real estate or other approved assets.
Unlike other European Golden Visa programs, there’s no minimum stay requirement.
You don’t need to live in Greece at all to keep your visa.
That’s a game-changer for investors who want residency benefits without relocation obligations.
The program has been around since 2013 and has helped thousands of investors gain access to Greece and the Schengen Zone.
| Year | Applications Submitted | Approved Applications | Top Investor Nationalities |
|---|---|---|---|
| 2019 | 3,504 | 2,823 | China, Russia, Turkey |
| 2020 | 1,029 | 896 | China, Lebanon, Iran |
| 2021 | 2,432 | 1,965 | China, Russia, Egypt |
| 2022 | 4,365 | 3,852 | China, USA, Israel |
| 2023 | 5,246 | 4,623 | China, USA, UAE |
| 2024 | 6,180 | 5,723 | China, USA, UK |
But after the latest rule changes, the game has shifted—higher investment thresholds, stricter property conditions, and a more structured pathway to citizenship.
For those who meet the new requirements, it’s still one of the most attractive investment visas in Europe.
But the key is understanding how the new system works.
Benefits of the Greek Golden Visa
A Greek Golden Visa isn’t just about residency. It’s about freedom, security, and opportunity.
Here’s why investors continue to choose Greece over other EU programs.
First, there’s no requirement to live in Greece.
Whether you want to move or simply hold the visa as an option, the choice is yours.
Unlike other countries that require a minimum stay, Greece allows you to maintain your residency from anywhere in the world.
Then there’s the Schengen advantage.
A Greek Golden Visa gives you the right to travel freely across 26 European countries without additional visas.
For frequent travelers, that alone is a huge benefit.
Your entire family can qualify under your investment.
That includes your spouse, children under 21, and even your parents and in-laws.
Few residency programs allow this level of family inclusion.
And while the investment requirement has increased, Greece remains one of the most affordable residency programs in Europe.
Even at the higher thresholds, it’s still significantly cheaper than similar programs in Portugal or Spain.
| Feature | Greece 🇬🇷 | Portugal 🇵🇹 | Spain 🇪🇸 |
|---|---|---|---|
| Minimum Investment | €250K / €400K / €800K | €500K | €500K |
| Residency Requirement | 0 days | 7 days/year | 6 months/year |
| Path to Citizenship | 7 years | 5 years | 10 years |
| Taxes on Foreign Income | No tax | Some tax | Some tax |
| Property Market Stability | ✅ High Demand | ✅ High Demand | ⚠️ Slower Growth |
| 2024 Program Changes | ✅ Still active | ❌ Closed | ✅ Active |
Finally, there’s a pathway to Greek citizenship.
If you live in Greece full-time for seven years, you can apply for a Greek passport—giving you full EU citizenship and all the rights that come with it.
That’s why the Golden Visa remains a top choice for investors, retirees, and digital entrepreneurs.
But before you apply, you need to know if you meet the new criteria.
Who Qualifies for the Greek Golden Visa?
Not everyone can apply.
The program is open only to non-EU/EEA citizens, meaning that if you hold an EU passport, you don’t qualify.
To be eligible, you must:
- Be over 18 years old
- Have a clean criminal record (both in your home country and in Greece)
- Have health insurance that covers you in Greece
- Prove the legal source of your investment funds
But here’s the most important part: you must meet the updated investment thresholds.
The Greek Golden Visa Looks Simple—But There’s More to It Than Meets the Eye
Most investors think it’s just about buying property, but missing small details can mean costly delays or even rejection. We’ve helped dozens of investors get approved on the first attempt.
📌 Book a Free Consultation NowFor years, the minimum investment was €250,000 nationwide.
That has changed.
Now, the investment requirement depends on where and what you buy.
Greek Golden Visa Investment Options (Updated for 2025)
| Property Type | Approved? | Investment Requirement |
|---|---|---|
| Residential (Athens, Thessaloniki, Mykonos, Santorini) | ✅ Yes | €800K min |
| Residential (Other Greece Regions) | ✅ Yes | €400K min |
| Historic & Commercial Conversions | ✅ Yes | €250K min (5-year renovation) |
| Land Plots | ❌ No | Not eligible |
| Shared Ownership | ❌ No | Must own 100% |
| Commercial Property | ✅ Yes | €400K min |
If you’re applying in 2025, here’s what you need to know:
€800,000 Investment (Tier 1 Areas)
If you want to buy property in high-demand areas, you’ll need to invest at least €800,000. This applies to:
- Athens (Region of Attica)
- Thessaloniki
- Mykonos
- Santorini
- Islands with more than 3,100 residents
And here’s the catch—you can’t split this amount across multiple properties.
Your investment must be in a single residential property of at least 120 square meters.
€400,000 Investment (Tier 2 Areas)
If you’re investing outside the premium locations, the minimum requirement is €400,000.
This applies to all other areas in Greece.
But like Tier 1, the investment must be in a single property of at least 120 square meters.
Not Every Property Qualifies—Avoid Costly Mistakes Before You Invest
Many investors assume that any property over €250,000 qualifies for the Greek Golden Visa—but that’s not the case. Some properties fail to meet legal requirements, leading to delays or even rejection. We’ve helped investors avoid bad purchases and secure properties that guarantee visa approval.
Book a Free Consultation Today€250,000 Investment (Special Cases Only)
The €250,000 investment threshold still exists, but only under specific conditions:
- Commercial-to-Residential Conversions – If you buy a commercial property and convert it into residential use, you may still qualify under the old threshold.
- Restoration of Listed Buildings – If you purchase a property that is classified as historically significant and commit to restoring it, you may be eligible for the lower investment requirement.
These options require additional approvals, and the restoration work must be completed within five years to maintain your residency.
For most investors, the choice will come down to €400,000 in a secondary location or €800,000 in a prime market.
| Rank | Location | Avg Price/m² | Visa Demand |
|---|---|---|---|
| 1️⃣ | Athens (Attica) | €3,500 | 🔥 High |
| 2️⃣ | Thessaloniki | €2,800 | 🔥 High |
| 3️⃣ | Mykonos & Santorini | €7,000 | 🚀 Very High |
| 4️⃣ | Crete | €2,200 | ✅ Medium |
| 5️⃣ | Corfu | €3,000 | ✅ Medium |
But no matter where you invest, there’s a process to follow.
The Step-by-Step Application Process
Applying for a Greek Golden Visa takes planning, but if you do everything correctly, you can get approved in as little as five months.
Here’s how it works:
Step 1: Secure Your Investment
Before you apply, you need to finalize your investment.
This means signing a purchase agreement, ensuring the property meets Golden Visa requirements, and completing the payment.
You’ll also need a Greek tax ID (AFM) and a Greek bank account—both of which are mandatory for foreign investors.
Step 2: Gather Your Documents
You’ll need:
- A valid passport
- Proof of investment completion
- A criminal record certificate
- Health insurance covering Greece
- Proof of funds showing the legal source of your investment
Mistakes in this step can delay approval, so everything needs to be correctly translated and certified.
Step 3: Submit Your Application
Once your documents are ready, they’re submitted to the Greek Immigration Office.
After submission, you’ll receive a temporary residence permit, allowing you to stay in Greece while waiting for approval.
Step 4: Biometric Appointment & Residence Card Issuance
After approval, you must attend a biometric appointment in Greece.
Once that’s done, your official Golden Visa residence card will be issued.
From start to finish, the process typically takes between 5 and 12 months.
Now that you know how it works, let’s talk about what happens after approval—and the pathway to citizenship.
Special Investment Routes Require Expert Guidance
The €250,000 Golden Visa option is still available, but only under specific conditions like commercial-to-residential conversions or historical property restorations. These investments require additional approvals, strict timelines, and compliance with government regulations.
Not sure if your investment qualifies? We help investors navigate these complex cases—ensuring approval and a smooth application process.
Check If Your Investment QualifiesRequired Documents for the Greek Golden Visa
One of the biggest reasons Golden Visa applications get delayed?
Missing or incorrect paperwork.
The Greek government is strict about documentation, and any small mistake can set your application back by months.
So, before you even think about submitting, you need to make sure everything is correct, certified, and properly translated.
The first thing you’ll need is a valid passport.
That’s the easy part.
You’ll also need a clean criminal record, which means getting an official certificate from your home country and ensuring it’s apostilled or notarized before submission.
Then there’s health insurance.
Greece requires all Golden Visa applicants to have a policy that covers medical expenses within the country.
This isn’t optional—you won’t get approved without it.
But the real challenge comes with the financial documents.
You must prove the legal source of your investment funds and provide bank statements that clearly show where the money is coming from.
Greece takes money laundering laws seriously, so if there’s any uncertainty about your funding, expect delays or even rejection.
If you’re buying real estate, you’ll need:
- A Greek tax ID (AFM), which is mandatory for property purchases.
- A Greek bank account, since property transactions must be conducted within the Greek banking system.
- The official purchase agreement, signed before a Greek notary, proving that the investment meets the Golden Visa threshold.
One mistake applicants often make?
Forgetting about translation and certification.
Every single document that’s not originally in Greek must be officially translated and certified—either by a Greek lawyer, a Greek consulate, or the official Translation Service in Greece.
If your paperwork isn’t in order, your application won’t even be reviewed.
Getting all of this right takes time, but if you prepare everything properly, you’ll avoid frustrating delays.
Greek Golden Visa Costs & Fees (2025 Breakdown)
Let’s talk money.
The Golden Visa isn’t just about buying property—you also have legal fees, taxes, and administrative costs that add up quickly.
First, there’s the government fees. Every adult applying for a Golden Visa must pay €2,000, while children are charged €150 each.
On top of that, you’ll need to cover the biometric residence permit fee, which is just €16 per applicant but still mandatory.
Then there’s real estate-related expenses. Greece has a 3.09% property transfer tax, which applies to almost every purchase.
That means if you buy a €400,000 property, you’re immediately adding an extra €12,360 in taxes.
Notary fees are another cost you can’t avoid. Every real estate transaction must go through a Greek notary, and their fee is usually 1-2% of the purchase price.
Add in legal fees (typically another 1-2%), and you can see how the costs start stacking up.
And don’t forget about land registry fees, which vary but usually land somewhere between 0.5% and 1% of your property’s value.
Once you have your visa, there are ongoing costs as well.
You’ll need to renew your Golden Visa every five years, and that means paying another €2,000 per adult and €150 per child each time.
The bottom line?
If you’re investing €400,000 in property, expect total costs to be at least 7-10% higher once taxes and fees are included.
It’s important to budget properly, so you don’t run into unexpected costs later on.
How Long Does It Take to Get a Greek Golden Visa?
One of the biggest selling points of the Greek Golden Visa?
Speed.
| Year | Average Processing Time |
|---|---|
| 2019 | 3-6 months |
| 2020 | 6-12 months (COVID delays) |
| 2021 | 4-8 months |
| 2022 | 3-5 months |
| 2023 | 2-4 months |
| 2024 | 6-12 months |
| 2025 | 5-12 months (Latest February Data) |
If you’ve ever looked into residency programs in Portugal or Spain, you know they can take a year or more to process.
Greece, on the other hand, can approve your Golden Visa in as little as five months—if you do everything right.
Here’s how it breaks down.
Finding and purchasing the right property usually takes one to three months, depending on how fast you can complete the paperwork.
If you’re buying remotely, expect a longer timeline because you’ll need a power of attorney in Greece to handle everything on your behalf.
Once your property is secured, you’ll need to prepare and submit your documents.
This part can be tricky—translations, apostilles, and legal certifications all take time.
If you’re fast, you can wrap this up in two to six weeks, but if there are issues, it can drag on for months.
Once your application is submitted, the Greek Immigration Office reviews it.
This part is unpredictable. In some cases, approvals happen in 45 days, but during backlogs, it can take up to six months.
If your documents are incomplete or something isn’t clear, expect delays.
Many applicants don’t realize that even small errors—like missing a notarization or submitting a document in the wrong format—can set them back by several months.
After your approval, there’s one final step—your biometric appointment.
You’ll need to visit Greece in person to submit your fingerprints and finalize your residence permit.
Once that’s done, your official Greek Golden Visa residence card will be issued.
In total, most applicants complete the process in 3.5 to 6 months.
But if you want to move even faster, preparing all your documents in advance and working with an experienced lawyer can make a huge difference.
Hidden Costs Can Add Up—Let’s Make Sure You’re Prepared
Many investors focus only on the property price, but taxes, legal fees, and administrative costs can quickly add up. A €400,000 investment often comes with at least 7-10% in additional expenses.
We help investors like you budget properly—avoiding unexpected costs and ensuring a smooth visa approval. Let’s review your total investment plan so you know exactly what to expect.
Get a Full Cost BreakdownGreek Golden Visa Residency & Renewal Rules
Once you have your Golden Visa, what happens next?
The good news is you don’t have to live in Greece to keep it.
Unlike other residency programs, the Greek Golden Visa has no minimum stay requirement—meaning you can renew it indefinitely without ever setting foot in the country.
However, there are rules for renewal.
The most important one?
You must maintain your investment.
If you sell your property or withdraw your investment, your Golden Visa becomes invalid, and you’ll lose your residency rights.
If you want to renew your visa after five years, you’ll need to prove that you still own the qualifying investment.
But what if you want to upgrade to citizenship?
This is where things change.
If your goal is a Greek passport, you must live in Greece for at least seven years and prove that you’ve integrated into Greek society.
That means more than just owning property—you’ll need to pay taxes, register as a resident, and even pass a Greek language test.
For investors who just want residency, the process is simple: keep your investment, renew your visa every five years, and enjoy unrestricted access to Greece and the Schengen Zone.
For those looking to become full Greek citizens, it’s a longer road—but still a possibility if you meet the conditions.
Greek Golden Visa & Citizenship: How to Get a Greek Passport
For many investors, the Greek Golden Visa isn’t just about residency—it’s about the possibility of EU citizenship.
After all, a Greek passport means full European Union rights, including the ability to live, work, and travel freely across all 27 EU countries.
But here’s the catch: a Golden Visa alone won’t lead to citizenship.
Keeping Your Golden Visa Active—Know the Rules
The Greek Golden Visa is one of the most flexible residency programs in Europe, but if you don’t maintain your investment, you could lose it.
We guide investors on how to renew their visa smoothly, maintain compliance, and explore pathways to Greek citizenship.
Get Expert Help With Your ResidencyHow to Become a Greek Citizen Through the Golden Visa
If your goal is to get a Greek passport, you’ll need to live in Greece full-time for seven years before you can apply.
That means:
- You must physically reside in Greece for at least 183 days per year
- You need to pay taxes as a Greek tax resident
- You must demonstrate integration into Greek society
And here’s the big one—you’ll need to pass a Greek language and culture exam.
This exam isn’t just a formality.
You’ll be tested on your Greek language proficiency, knowledge of Greek history, and civic understanding.
If you don’t speak Greek at a reasonable level, your application won’t move forward.
For those who don’t want to commit to full-time residency, the Golden Visa still offers permanent residency with no expiration—as long as you maintain your investment.
But if EU citizenship is your end goal, be prepared for a longer commitment.
Greek Golden Visa Tax Implications
Here’s a common question: Do I have to pay taxes in Greece if I get a Golden Visa?
The answer?
It depends on where you live.
Greece does not automatically tax Golden Visa holders.
If you spend less than 183 days per year in Greece, you’re considered a non-tax resident. That means:
- No tax on foreign income
- No wealth tax or inheritance tax
- No requirement to file Greek tax returns
But if you stay in Greece for more than 183 days per year, you become a Greek tax resident, which means:
- You must declare your worldwide income
- You’ll be taxed under Greek personal income tax laws
- You may be eligible for special tax incentives
One of the most attractive tax incentives is Greece’s 7% flat tax rate for retirees.
If you’re a pensioner moving to Greece, you can apply for this special tax regime and only pay 7% on all foreign income for 15 years.
For high-net-worth individuals, Greece also offers a Non-Dom tax regime, allowing you to cap your global tax at €100,000 per year, no matter how much you earn.
If structured correctly, the Greek Golden Visa can be a completely tax-free residency option—but it depends on how you set up your financial situation.
Greek Golden Visa: Frequently Asked Questions (FAQs)
Can I buy multiple properties to qualify?
No—under the new 2024 rules, your investment must be in a single property of at least 120 square meters.
Can I rent out my Golden Visa property?
Yes, but only for long-term rentals. The government banned short-term Airbnb-style rentals for Golden Visa properties to prevent housing shortages.
| Year | Avg Property Price Increase | Rental Yield |
|---|---|---|
| 2019 | +4.2% | 3.8% |
| 2020 | -2.1% (COVID impact) | 3.5% |
| 2021 | +5.6% | 4.0% |
| 2022 | +7.1% | 4.2% |
| 2023 | +9.3% | 4.5% |
| 2024 | +8.7% | 4.6% |
What happens if Greece changes the law again?
Once your Golden Visa is approved, your residency rights are locked in, even if investment requirements increase in the future.
What’s the best investment option for long-term value?
For capital appreciation, Athens remains the best choice, followed by Crete and Thessaloniki.
If you want cheaper entry, look at areas with the €400,000 minimum outside the high-demand zones.
The Greek Golden Visa remains one of the best residency-by-investment programs in Europe, but the game has changed.
If you’re looking for a low-cost, high-flexibility residency, the €400,000 investment option is still one of the best ways to secure European residency without needing to live there full-time.
But if you’re aiming for citizenship, be prepared to fully relocate and integrate into Greek society.
So, what’s the next step?
If you’re serious about applying, start by choosing the right investment and getting your documents in order.
The sooner you act, the better—especially before further price increases or policy changes make it more expensive to qualify.
🌍 Full Assistance for Your Greek Golden Visa
We handle everything so you can secure your Greek Golden Visa with ease.
📜 Golden Visa Application & Approval
- ✔ Complete guidance through the Greek Golden Visa process
- ✔ Preparation & submission of all required documents
- ✔ Booking & scheduling of migration appointments
- ✔ Assistance with biometric registration & residence permit collection
🏦 Financial & Legal Support
- ✔ Assistance in obtaining a Greek tax number (AFM)
- ✔ Help with opening a Greek bank account
- ✔ Ensuring all transactions are legally compliant
- ✔ Legal review of investment documentation
🏠 Investment & Property Assistance
- ✔ Access to Golden Visa-eligible properties & off-market deals
- ✔ Property verification with engineers & legal experts
- ✔ Negotiation & securing the best investment for you
- ✔ Full assistance in property purchase & contracts
🛡️ Ongoing Support & Extra Services
- ✔ Greek tax & residency compliance support
- ✔ Visa renewals & legal follow-ups
- ✔ Property management if you choose to rent out your investment
- ✔ Discounted accommodation & car rentals for your visits
💡 Get full assistance for your Greek Golden Visa and start your new life in Greece with ease.
📩 Get Full AssistanceContact Us to Start Your Greek Golden Visa Application
Tell us about your investment plans, and we’ll guide you through the process of securing your Greek Golden Visa.
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