Greece’s Golden Visa programme offers EU residency through real estate investments starting at €250,000 for restored properties, with higher thresholds of €400,000 in most regions, and €800,000 in premium locations like Mykonos, Santorini and Athens. This guide breaks down the key Greece residency requirements, helping you make an informed decision on securing your future in the heart of the Mediterranean.
What is Greece Residency by Investment Programme?
One of the most reliable ways to get permanent residency in Greece is through the Golden Visa programme, which grants long-term residence permits to investors meeting the €250,000 minimum real estate investment requirement.
Greece’s Residency by Investment Programme, commonly known as the Golden Visa, offers one of Europe’s most accessible pathways to secure EU residency through strategic investment. It’s perfect for Investors, entrepreneurs, and families seeking EU residency with maximum flexibility and ROI (Return on Investment) potential.
Established in 2013, this government-backed initiative grants Greek permanent residency permits to non-EU nationals who invest in Greek real estate, business, or other qualifying assets.
Successful applicants and their families enjoy visa-free Schengen travel, the right to live and study in Greece, and a potential route to citizenship — all without mandatory physical residency requirements.
With fast processing (often within 3-6 months), tax advantages, and a thriving property market, Greece’s programme stands out as a smart, future-proof investment for global citizens seeking both lifestyle upgrades and geopolitical security.
Main Advantages of the Greek Residency
The Greece Golden Visa stands out as one of Europe’s most attractive residency programmes, offering a rare combination of affordability, flexibility, and high returns.
The Greece Golden Visa benefits
- Minimum Investment — €250,000 (one of Europe’s most affordable options)
- Fast & Simple Process — Residency approval in as little as 3-6 months (one of the quickest in Europe)
- Schengen Access — Travel freely across 29 European countries
- Family Inclusion — Secure residency for spouse, children under 21, and parents
- No Residency Obligation — No need to live in Greece to maintain status
- Pathway to Citizenship — Potential eligibility for a Greek/EU passport after 7 years
- Tax Optimisation — Benefit from Greece’s non-dom (non-domiciled) tax regime (flat €100K tax cap for 15 years)
- High ROI Potential — Invest in a booming property market (8.7% price growth in 2024) with strong rental yields from 5%.
- ETIAS exemption — Holders of a valid Greek residence permit including Golden Visa are exempt from ETIAS when traveling to Greece/Schengen Area.
Ways to Get Greece Residence Permit
Greece offers multiple pathways to residency, each tailored to different needs — from investors and professionals to retirees and students. Below, we break down all legal options, with special focus on the Golden Visa, Greece’s most advantageous residency by investment programme.
Work Permit & Employment-Based Residency
- Requires a job offer from a Greek employer
- Employer must prove no EU candidate could fill the role
- Temporary residency, renewable annually
Freelancer/Self-Employment Visa
- For entrepreneurs, freelancers, or digital nomads
- Must prove stable income (€24,000+/year recommended)
- Business plan and tax registration required
Student Residency Permit
- Valid for the duration of studies in Greece
- Must show university enrollment and financial means (~€6,000/year)
- Can transition to work permits post-graduation
Retirement or Passive Income Visa
- For retirees or those with stable passive income
- Must prove €24,000+/year in regular income (pensions, investments, rentals)
- No local employment allowed
Family Reunification Visa
- For spouses, children, or parents of Greek residents/citizens
- Requires proof of relationship and financial support
- Greece Golden Visa (Residency by Investment)
Investment Options:
- Real estate purchase (most common)
- Capital transfer (€400,000+ into Greek banks/bonds)
- Business investment (€400,000+ in Greek companies)
Real Purchase
Investors must purchase real estate starting at €250,000 (varies by location/property type) to obtain a Greek residence permit that’s renewable every 5 years while maintaining ownership.
This modern residential development in Neo Irakleio features 24 designer residences with one or two bedrooms, ranging from 37 to 40 sq.m.
1 bedroom
37 - 40 m²
Q1 2027
Eligible for a golden visa program
The largest multifunctional complex in Piraeus is designed as a gated community with residential, commercial, and office spaces, along with dedicated recreational areas.
0 bedrooms
42 - 95 m²
Q4 2027
3% for 10 years
Eligible for a golden visa program
This new development is located in Nikaia—a vibrant, up-and-coming district of Athens, just 20 minutes from the Acropolis and the port of Piraeus.
1 bedroom
35 - 56 m²
Q4 2026
Eligible for a golden visa program
Option 1
From €250,000 — Real Estate for Conversion or Restoration
- Purchase of properties for conversion or historical restoration.
- Property can be anywhere in Greece and any size.
- Conversion of commercial property to residential must be completed before applying.
- Restoration of listed buildings (culturally or historically significant) must be finished within 5 years.
Option 2
From €400,000 — Real Estate in Regions
- Purchase of property in regions like Halkidiki and the Peloponnese.
- Investment must be in a single property of at least 120 sq. m.
Option 3
From €800,000 — Real Estate in Premium Locations
- Purchase of property in prime locations like Attica, Thessaloniki, Mykonos, Santorini, or islands with over 3,100 residents.
- Investment must be in a single property of at least 120 sq. m.
Key Requirements
- Full Payment Required: Investments must be made in a single cash payment via bank transfer from an accredited financial institution (no financing/mortgages allowed).
- Rental Restrictions: Golden Visa properties may only be rented under long-term leases (short-term/vacation rentals are prohibited).
Related expenses
| Fee/tax | Cost |
| Property transfer tax | 3.09% of the property price |
| Registration fee in the land registry | 0.6% of the property price |
| Notary fee for property transfer | About 1.5% of the property price+VAT |
| Private health insurance | From €150 per person |
| Document translations | From €150 |
| Immigration fees | €2,000 for the main investor €150 for a family member over 18 years old |
| Card issuance | €16 per person |
Leading investment immigration and relocation company Astons simplifies your path to European residency, expertly guiding you from property selection to Golden Visa approval with seamless, end-to-end support.
Why Choose the Golden Visa Over Other Options?
- No need to live in Greece (unlike other visa types)
- No language or employment requirements
- Faster approval than most EU residency programmes
- Best for investors, entrepreneurs, and HNWIs (High-Net-Worth Individuals)
How to Apply for a Greek Golden Visa?
Step 1: Choose Your Investment Type
The most popular and cheapest option is real estate investment (€250,000 minimum). Other qualifying investments include:
- €400,000 in Greek bank deposits or government bonds
- €400,000 in a Greek business or company shares
Step 2: Prepare Required Documents
You’ll need such documents as:
- Valid passport (with at least 6 months validity)
- Four passport-size photos (for each applicant)
- Proof of investment (sale agreement, bank transfer receipts)
- Clean criminal record (from your home country)
- Medical insurance (covering Greece/EU)
- Proof of funds (showing legal income source)
- Greek tax number (AFM)
- Biometrics (fingerprints & photo taken in Greece)
- Marriage/birth certificates (apostilled & translated)
- Proof of dependency (if applicable)
Step 3: Submit Application & Pay Fees
File your application at the Greek Consulate (if abroad) or Immigration Office (if in Greece). Pay the application fee (~ €2,000 for main applicant, ~ €150 per family member over 18 years old).
Step 4: Get Your Residency Permit
Generally processing takes approximately 3-6 months. Once approved, you’ll receive a 5-year renewable residency card. There is no need to live in Greece — just visit once every 7 years to renew.
Taxation of Greece Golden Visa Holders
Greece offers attractive tax policies for Golden Visa holders, especially under its Non-Dom Tax Regime:
1. Income Tax for Residents
- Worldwide Income Taxed if you spend >183 days/year in Greece
- Non-Dom Tax Option (Flat €100,000/year) – Pay €100,000 annually to avoid Greek taxes on foreign income (valid for 15 years)
2. Property Taxes
- Annual Property Tax (ENFIA): 0.1% – 0.7% of property value
- Rental Income Tax: 15% – 45% (depending on earnings)
3. Capital Gains Tax
- 15% on Greek property sales (if sold within 5 years)
- Tax-free after 5 years (if property held long-term)
4. No Wealth or Inheritance Tax (for Non-Doms)
- 0% tax on global assets if enrolled in the €100K flat tax scheme
Who Should Consider the Greece Golden Visa?
The Greece Golden Visa is ideal for global investors, entrepreneurs, and families seeking EU residency, financial security, and lifestyle freedom. Here’s who benefits most:
1. Investors & Wealth Managers
- Seeking EU diversification with Europe’s lowest entry point (€250,000)
- Wanting passive income (rental properties in tourist hotspots)
- Protecting assets with Greece’s non-dom tax regime (€100,000ƒ flat tax)
2. Entrepreneurs & Business Owners
- Digital nomads needing Schengen access without residency requirements
- Startup founders expanding to the EU market
- Those wanting an EU base for easier business travel
3. Retirees & Second-Home Buyers
- Sun-seeking expats wanting Mediterranean living (tax-free pensions under non-dom status)
- Snowbirds desiring a European “home base” with no minimum stay rules
4. Families & Parents
- Global citizens securing a Plan B for geopolitical stability
- Parents/Grandparents including 3 generations in one application
- Students accessing EU education with residency benefits
5. Crypto & Remote Workers
- Tax optimization under Greece’s non-dom system
- Freelancers/Digital Nomads combining residency with location freedom
Does the Greece Golden Visa Lead to Citizenship?
Yes, The Greece Golden Visa can serve as a pathway to Greek (and EU) citizenship, but it’s not automatic.
Here’s what you need to know in general:
1. Residency Period
- 7 Years of Legal Residence — You must hold the Golden Visa for 7 consecutive years before applying for citizenship.
2. Physical Presence
- 183 Days/Year (Recommended) — While the Golden Visa has no mandatory stay, citizenship applications favor those who spend significant time in Greece.
- Stronger Case with Ties — Buying property, paying taxes, or enrolling kids in Greek schools helps.
3. Language & Cultural Integration
- B1 Greek Language Test — Basic fluency is required (exceptions for seniors/medical cases).
- Knowledge of Greek History & Culture — Pass a simple civic exam.
4. Tax Compliance
- Declare Worldwide Income (if tax resident) or use the €100K non-dom tax option.
5. Clean Criminal Record
- No serious offenses in Greece or your home country.
Invest in Greece with Confidence — Let Astons Guide You
Astons is your trusted partner for obtaining the Greek Golden Visa through real estate investment. With a local office in Athens and recognition as Greece’s Best Real Estate Agency, we offer unmatched expertise and exclusive property access across the country.
Our team handles everything — from selecting the right property to managing paperwork and securing your residency permit. With Astons, you gain more than a home in Greece — you gain a gateway to Europe, visa-free Schengen travel, and the opportunity for EU citizenship.
Start your journey today with a consultation from our Athens-based experts.
FAQ
What is the Greece Golden Visa, and how does it differ from other residency programmes?
The Greece Golden Visa is a residency by investment programme that grants 5-year renewable EU residency to non-EU nationals who invest in Greek real estate or other qualifying assets.
Key Differences vs. Other EU Programmes:
What are the requirements to apply for a Greece Golden Visa?
How much does the Greece Golden Visa cost, and what are the investment options?
What are the main benefits of obtaining a Greece Golden Visa?
Can the Greece Golden Visa lead to permanent residency or citizenship?
What are the tax implications of holding a Greece Golden Visa?
What are the new rules or recent changes to the Greece Golden Visa programme?
