The Greece Golden Visa allows foreign investors to obtain a 5-year renewable residence permit in Greece by making a qualifying investment, most commonly in real estate.
Depending on the location and type of property, the minimum investment starts from €250,000, making it one of the most accessible residency programs in Europe. The process is relatively straightforward but requires careful planning: selecting a qualifying property, completing the purchase in accordance with Greek regulations, preparing certified documentation, and submitting the residence permit application. When structured correctly, most of the procedure can be completed remotely, with only one visit to Greece required for biometrics.
Below is a step-by-step guide explaining how to apply for the Greece Golden Visa in 2026, including investment thresholds, document requirements, property rules, and the full application procedure.
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.
A real-life example shows how the program works in practice. One Astons client — a property developer from Cairo — used the Greece Golden Visa to secure residence for his entire family through a real estate investment, gaining unrestricted access to the Schengen Area and creating a strategic base for expanding his business activities in Europe. Read the full case to see how the investment was structured, how long the process took, and what results the investor achieved.
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.
At the first stage, it is important to confirm that the investor meets the program requirements:
The investor may also include family members in the application:
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:
| Investment Amount | Regions | Conditions |
|---|---|---|
| €800,000 | Athens, all of Attica, Thessaloniki, Crete, Mykonos, Santorini, and cities with population over 3,100 | Purchase of new property from 120 m² |
| €400,000 | Other regions of Greece | Purchase of new property from 120 m² |
| From €250,000 | Alternative investment format | Purchase of property in renovated buildings converted to residential use |
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:
| Property transfer tax | 3.09% of property value (if building permit issued before 01.01.2006) |
| Land registry fee | From 0.6% of property value |
| Notary fee | From 1.5% of property value |
| Immigration fees | From €2,000 main applicant + €150 per family member over 18 |
| Residence card issuance fee | €16 per applicant |
| Notarised power of attorney | From €150 |
| Document translations | From €150 |
| Legal fees | 2–4% of property value |
| Health insurance | From €150 per person |
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.
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.
Required documents include:
All documents must be translated into Greek, notarised, and apostilled.
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.
The investor pays taxes and state fees, obtains health insurance, and submits the residence permit application online via the Greek migration portal.
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.
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.
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.
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.
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.
The simplest way to check reliability is to use the official portal of the Greek Commercial Registry (GEMI). If a company was registered less than a year ago or has not obtained any licences during its existence, this is a warning sign.
Liens, unpaid taxes, utility debts, or ownership registration issues can make the transaction impossible or significantly delay the residence permit process.
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.
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.
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.
Astons experts help you select the right property and investment strategy, calculate returns, manage every stage of the transaction, and guide you through the entire Golden Visa process.
Book a free consultation and receive a solution tailored to your goals and budget.
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Nasos Fousias
Head of Property Department in Greece
Nasos Fousias brings over 15 years of senior leadership experience in Greek residential real estate development.
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