Greece Golden Visa Application Guide

How to Apply for the Greece Golden Visa: Overview

• Procedure. Obtaining a Greek residence permit through investment is a step-by-step process that typically takes from 4 months. Most stages can be completed remotely through an Astons trusted lawyer, and a personal visit to Greece is required only for biometric submission.
• Preparation. At the first stage, the investor confirms eligibility, calculates the budget including additional costs, and selects an investment strategy. Family members can be included in the application from the beginning.
• Investment and purchase. After selecting a property, the investor obtains a Greek tax number (NIF), opens a bank account, pays a deposit, and signs the purchase agreement. Ownership is registered in the land registry, allowing the residence permit application to proceed.
• Documents and submission. Required documents must be translated into Greek and formally certified before submission to the immigration authorities. Once the application is registered, the investor receives a temporary residence confirmation, commonly referred to as the White Paper, which confirms the right to stay in Greece while the application is processed.
• Residence permit issuance. After biometric submission, the investor and family members receive residence cards valid for 5 years with unlimited renewal, provided the property is retained.

 

What Is the Greece Golden Visa?

The Greece Golden Visa is a program that allows foreign nationals to obtain a residence permit in an EU country in exchange for investment. The most popular option is purchasing real estate. The residence permit is issued for 5 years with unlimited renewal, making the program a convenient long-term planning tool and a reliable “Plan B” for the entire family.

Resident status provides visa-free travel within the Schengen Area, access to European education and healthcare systems, the ability to open EU bank accounts, and conduct business within the European jurisdiction.

The investor is not required to live permanently in Greece to maintain residency. However, those who reside in the country may apply for Greek citizenship after 7 years, provided they meet language and integration requirements.

Step-by-Step Process for Applying for the Greece Golden Visa

Applying for the Greece Golden Visa involves several clearly defined stages. Each step must be completed in the correct order to ensure compliance with immigration and property regulations. With proper planning and professional guidance, the process can be completed efficiently and with minimal administrative burden for the investor.

Step 1: Preparation Before Applying

At the first stage, it is important to confirm that the investor meets the program requirements:

• At least 18 years old
• No criminal record or entry restrictions in Greece or the EU
• Valid health insurance
• Proof of legal source of investment funds

The investor may also include family members in the application:

• Spouse
• Children under 21
• Parents of the investor and spouse

Step 2: Consultation with an Astons Immigration Specialist

Specialists conduct a preliminary assessment of your case, confirm eligibility, and propose optimal participation structures. The Greece Golden Visa program offers several real estate investment options:

 

Renovated property in Greece refers to former commercial buildings (offices, warehouses, shops, aparthotels) acquired and converted by developers into modern residential complexes using energy-efficient technologies and materials that meet European standards. Investors receive fully upgraded housing comparable to new developments. This category also includes restoration of historical and architectural heritage buildings with preserved protected facades and elements.

It is recommended to calculate the total budget in advance, including additional costs:

 

VAT at 24% on new residential property is temporarily suspended until 31 December 2026 if the building permit was issued after 1 January 2006, subject to legal conditions.

Step 3: Property Selection

 

 

Our experts prepare a selection of properties based on your goals and budget. If you wish to visit properties in person, we organise your trip to Greece. If not, we arrange remote viewings and can complete the transaction via power of attorney.

Step 4: Document Preparation

Required documents include:

• International passport
• Birth certificate
• Health insurance
• Marriage certificate
• Children’s birth certificates
• Family members’ passports
• Residence permit application form
• Property purchase agreement
• Fee payment receipts
• Photographs

All documents must be translated into Greek, notarised, and apostilled.

Step 5: Transaction Completion and Legal Due Diligence

An Astons lawyer obtains the investor’s AFM tax number from the Greek tax authority. The investor opens a local bank account.

The purchase agreement is signed personally or via power of attorney and registered in the land registry (Ktimatologio) or mortgage registry (Hypothikofilakio), depending on the region.

Payment is made exclusively by bank transfer in euros. After registration, the investor receives the title deed.

Step 6: Residence Permit Application

The investor pays taxes and state fees, obtains health insurance, and submits the residence permit application online via the Greek migration portal.

Step 7: Temporary Permit and Biometrics

After application registration, the investor receives a temporary permit (White Paper). All applicants over 12 must travel to Greece within one year to provide biometrics. The White Paper is valid for 12 months and allows multiple entry and legal stay.

Step 8: Residence Card Issuance

Astons receives the residence cards and delivers them to you. The permit is valid for 5 years and can be renewed indefinitely if the investment is maintained. Renewal should be applied for at least 2 months before expiration.

Common Mistakes When Applying for the Greece Golden Visa

 

While the Greece Golden Visa process is well-structured, investors can still encounter pitfalls that may cause delays, increase costs, or even result in application refusal. Most challenges arise during property selection, due diligence, and document preparation. Awareness of common mistakes allows applicants to proactively mitigate risks.

Property Doesn’t Meet Program Requirements

An apartment may look attractive, but legally it may not qualify for the Golden Visa. For example, the building may lack confirmed change-of-use approval or valid reconstruction permits. Without these documents, the property will not be approved by the migration authorities.

Unverified Developer

The market includes companies with no completed projects or proven financial track record. If a developer was registered recently, lacks licences, or does not have sufficient assets, there is a risk of construction delays, project suspension, or missed deadlines.

Property with Encumbrances

Liens, unpaid taxes, utility debts, or ownership registration issues can make the transaction impossible or significantly delay the residence permit process.

Documentation Errors

Missing cadastral plans, lack of proof of change of use, or incorrectly issued permits are common reasons for refusals. All documents must be thoroughly reviewed before signing the purchase agreement.

Purchasing without Professional Support

Handling the transaction independently in a foreign jurisdiction increases the risk of mistakes. Working with licensed lawyers and notaries significantly reduces risk and speeds up the process. Comprehensive due diligence of both the developer and the property is the key to a secure investment and a successful Greek residence permit application.

Invest in Greek Real Estate with Astons

Greek real estate offers a reliable pathway to European residency, capital preservation, and steady income. From modern urban developments to luxury coastal villas, the market provides diverse investment opportunities tailored to investors seeking both lifestyle and financial returns. Transparent regulations, consistent property appreciation, and the Golden Visa framework make Greece one of Europe’s most attractive real estate destinations.