Visa-free travel

Visa-free travel

Access the Schengen zone for 90 days within any 6-month period

No donation

No donation

Only real estate purchase, allowing for potential income

Unrivalled affordability

Unrivalled affordability

One of the most budget-friendly programs in the EU, with the minimum threshold of €250,000

Application Inquiry

Updated on April 21, 2026

Greek Residency by Investment

€250,000

Minimum Investment

From 4 Months

From 4 Months

Approval time

Family Eligibility

Family Eligibility

Spouse, children, parents

Global Mobility

Global Mobility

Visa-free Schengen zone access

Most Affordable and Efficient EU Program

Greece’s Golden Visa was introduced in 2013 to attract foreign capital and support the country’s economic recovery after the global financial crisis. With a starting investment from €250,000 — below the typical €300,000–€500,000 thresholds seen across many EU Golden Visa programs — it is considered as the most accessible pathway to European residency.

By investing in Greek real estate, applicants and their families receive a renewable 5-year residence permit, allowing them to live in Greece and enjoy visa-free travel throughout the Schengen Area. The program does not require mandatory residence in Greece and also allows investors to generate rental income from their property.

Permanent residency can be obtained in 5 years, and the right to apply for citizenship comes after 7 years. 

As of December 2025, a total of 79,056 residence permits have been issued under the program, including 27,786 main investors and 51,270 family members.

Boutique service

Boutique service

Office in Athens

Global recognition

Global recognition

Top Greek agency

Largest portfolio

Largest portfolio

100+ properties

Safe investments

Safe investments

Trusted developers

Contact Us

Trust Astons — a Better Life Awaits

Partnering with us means you can have a stress-free experience applying for a residency permit that will allow you to have unlimited travel access to the Schengen zone.

Discover All Program Benefits Greek Residency

Nasos Fousias

Head of Property Department in Greece

Investment Options for Greek Golden Visa

The investment threshold depends on the type of property and its location. The residence permit is issued for 5 years and can be renewed as long as the property remains in the investor’s ownership. The property can only be rented out on a long-term basis. A key advantage of the program is that Greece has a flexible financial policy with various payment options, and the approach to verifying the source of funds is relatively lenient. This makes the process faster and simpler for investors.

Converted real estate

Option 1

€250,000

Minimum investment

  • Purchase of residential property converted from commercial use or real estate of cultural or historical significance, with mandatory restoration to be completed within 5 years.
  • Property can be anywhere in Greece and any size.
  • Residential property converted from commercial use refers to modern apartments in former office buildings or apart-hotels, purchased by developers for complete renovation. Developers use high-quality materials and implement modern standards to create energy-efficient and eco-friendly residential complexes that match the quality of new builds.

Real Estate in Specific Regions

Option 2

€400,000

Minimum investment

  • Purchase of property in regions like Halkidiki and the Peloponnese.
  • Investment must be in a single property of at least 120 sq. m.

Real Estate in Premium Locations

Option 3

€800,000

Minimum investment

  • 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.
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

 

Benefits of Greek Golden Visa

Entire family is eligible

Entire family is eligible

Investor can add their spouse, children up to 21 years of age, and parents.

Renewable permit

Renewable permit

Residence permit is issued for 5 years and can be renewed indefinitely (subject to investment retention)

Comfortable living

Comfortable living

Access to quality healthcare and education.

Low entry value

Low entry value

A minimum investment of just €250,000.

No residency requirement

No residency requirement

No need to reside in Greece, either before or after a permit is issued.

Visa-free travel

Visa-free travel

To 29 countries within the Schengen zone.

Property investment-based program

Property investment-based program

No non-refundable contributions.

Booming real estate market

Booming real estate market

Capital value appreciation of 10%+ per annum, whilst ROI starts at 4-5%.

Non-Dom tax program

Non-Dom tax program

Fixed annual tax of €100,000 on foreign-sourced income, regardless of the amount earned.

Financial stability

Financial stability

EU resident status and facilitated opening of bank accounts.

let’s talk

Receive a Personalised Investment Immigration Solution

It’s time to take control of your future. Start your residency journey today with a personalised consultation.

Schedule a Consultation

Nasos Fousias

Head of Property Department in Greece

Who Can Get Greek Golden Visa

Investor

  • Must be at least 18 years old
  • Must invest a minimum of €250,000 in real estate
  • No criminal record

Spouse / Partner

  • No additional investment required
  • Clean criminal record

Children

  • Must be under 21 years old
  • No investment required

Parents

  • Parents of both the investor and spouse can be included
  • No additional investment required

Documents for Obtaining Greek Residency

Application Checklist

  • Valid international passport (for all applicants)
  • Four passport-size photos (for each applicant)
  • Proof of property investment
  • Proof of legal entry
  • Criminal record clearance from the country of residence
  • Greek Tax Identification Number (TIN)
  • Health insurance from a Greek provider for all applicants
  • Marriage certificate (if applicable)
  • Birth certificates (if applicable)
Receive a Consultation

Guide to Obtaining Greek Residency

Live Borderless

  • A Fast Track to Residence Permit
  • Investment from €250,000
  • Required Documentation
  • Expert Tips for Submitting Your Application
Download PDF

Astons Greece

Team of Experts in Greece

Why Choose Astons?

A Strong Presence in Greece

Our large, dedicated team in Athens ensures local expertise and personalised support at every step.

Full-Service Support in Greece

From airport pickup to relocation, we take care of every detail.

In-House Legal Experts

Work confidently with our own lawyers licensed by the Athens Bar Association.

Exclusive Property Portfolio

Access handpicked, luxury projects eligible for the Golden Visa—exclusively for Astons clients.

Award-Winning Excellence

Astons is a recipient of the European Property Awards as the Best Real Estate Agency in Greece and a winner in the categories of Best European Citizenship Advisor and Best Full-Service Investment Immigration Firm.

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Obtain Golden Visa in 6 Easy Steps

We provide expert guidance at every stage of the Greek residency process, ensuring you are supported with care, transparency, and precision. Our dedicated team in Athens works closely with you to prepare and submit your application successfully.

Consultation with an Astons immigration specialist

Within 24 hours, we carry out a preliminary background check to assess the investor’s eligibility for Greece’s residency by investment program. Our experts will help you choose the best option for you to maximise the value of your investment.

Select & secure your property

We will prepare a tailored selection of properties based on your preferences and budget. Applicants can visit Greece to view properties in person, or if travel is not possible, we can arrange virtual viewings. The investor can then select and reserve a property by paying a deposit of 10% of the purchase price.

Finalise the purchase & complete registration

At this stage, the final purchase agreement is signed with a notary and the transaction is registered in the land registry. It is not necessary to travel to Greece — a Greek lawyer can handle this based on a power of attorney. The investor must pay the full amount under the purchase agreement, as well as taxes, government fees, and obtain health insurance.

Submit the residence permit application

After applying for a residence permit, the investor and their family members receive a temporary residence document in Greece – the White Paper. This document allows them to enter the country freely without a Schengen visa.

Biometrics submission

Applicants must attend a biometrics appointment in Greece to provide fingerprints and a photograph.

Approval & permit delivery

Astons’ Greek lawyer will collect the residency cards and send them to your residential address.

Easy Travel to 29 Destinations

Greek residency by investment offers the chance to travel freely within the Schengen zone without the need for visa applications or any restrictions. This allows for complete freedom to arrange business trips at any time without prior planning, or a spontaneous family vacation to any of the amazing destinations in Europe.

  • Austria
  • Belgium
  • Bulgaria
  • Croatia
  • Czech Republic
  • Denmark
  • Estonia
  • Finland
  • France
  • Germany
  • Greece
  • Hungary
  • Iceland
  • Italy
  • Latvia
  • Liechtenstein
  • Lithuania
  • Luxembourg
  • Malta
  • Netherlands
  • Norway
  • Poland
  • Portugal
  • Romania
  • Slovakia
  • Slovenia
  • Spain
  • Sweden
  • Switzerland

Frequently Asked Questions about Greek Residency

What will I get for the minimum investment required for Greek residency?

The investor receives a Golden Visa, which grants a renewable residence permit for five years, the right to travel freely across the Schengen Area (up to 90 days within any 6-month period), access to favourable tax regimes, the opportunity to earn rental income from the property, and access to the excellent healthcare and education systems in Greece.

Nasos Fousias

Head of Property Department in Greece

Can I include family members in my residency application?

Yes, the program allows you to include family members in your residency application. You can add your spouse, children under 21, and parents (both yours and your spouse’s) — allowing your whole family to obtain residency without additional investments.

Nasos Fousias

Head of Property Department in Greece

How quickly can I obtain residency through investment?

Obtaining a residence permit through investment in Greece typically takes as little as 4 months. This fast processing time makes the program one of the quickest and most attractive options for investors, allowing them to enjoy the benefits of European residency without long waits.

Nasos Fousias

Head of Property Department in Greece

Can I open a business with Greek residency?

Yes, holders of a Greek residence permit can open a business in Greece. Residency status also makes it easier to access European banking services and financial tools, supporting business activities both in Greece and across the EU.

Nasos Fousias

Head of Property Department in Greece

What do I need to do to obtain Greek citizenship after getting residency?

To qualify for citizenship, the investor must live in Greece for at least seven years and pass an exam covering Greek language, culture, history, and the political system.

Nasos Fousias

Head of Property Department in Greece

Is it possible to recover my investment after buying property for residency purposes?

No, you can only sell the property and recover your investment if you do not intend to renew your residency permit, or if you have already obtained Greek permanent residency or citizenship. You can apply for citizenship after seven years of living in the country.

Nasos Fousias

Head of Property Department in Greece

Can I rent out my property in Greece under the Golden Visa program?

Yes, you can rent out your property on a long-term basis and generate stable rental income. However, short-term rentals (such as Airbnb or similar platforms) are not permitted for properties used to obtain a Greece Golden Visa.

Nasos Fousias

Head of Property Department in Greece

Can I buy multiple properties in Greece to qualify for a Golden Visa?

It depends on the investment category. For standard thresholds (€400,000 and €800,000), the investment must be in a single property of at least 120 m². However, under the €250,000 category (for property conversions or restoration projects), purchasing multiple units is allowed.

Nasos Fousias

Head of Property Department in Greece

Can I apply for the Greece Golden Visa remotely?

Yes, the entire process can be arranged remotely. Astons can handle every step on your behalf through a Power of Attorney, with full support from our Athens-based office — from property selection and legal checks to application submission. Your presence in Greece is only required for biometric data submission.

Nasos Fousias

Head of Property Department in Greece

Still have questions?

Explore your options. Our experts are ready to help you navigate the world of investment migration.

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Schedule a Meeting

Bespoke Residency Consultation

It’s time to take control of your future. Start your citizenship journey today with a personalised consultation

Trusted by Clients Worldwide

Fantastic service!! The team at Astons is highly knowledgeable and dedicated, they pay extra care and attention to the finer details of your matter. Worth every penny, I would definitely be returning to them in the future and would recommend them to a friend.

Baron J Benson

Thanks to Inessa and her highly professional and kind help, my visa application was successful.
She carefully dealt with my questions and gave me very detailed and helpful advice.
Even after the consultation, she helped me with my further questions.
I am so grateful for her help. If you have concerns or questions about your visa application, I recommend you to contact Inessa!

Bomi Choi

Tamara made the property search straightforward, and the residency application was submitted without any delays. The overall experience was smooth.

nargesfakhriani

Working with Astons was a fantastic experience! They made the complicated process of citizenship by investment so easy to navigate

Barbara O.

“I recommend Astons
The best in the business! All stages with this company were quite easy and I was able to obtain citizenship. Astons lawyers know all the subtleties, so problems are excluded. Obtained citizenship in about a year.

AreviewerA-1263

I wanted to ensure my children could get a European education. Out of the available options, Greece stood out — a beautiful country with a great climate and strong universities, plus a calm lifestyle. I reached out to Astons on a business partner’s recommendation and was very pleased. I was met at the airport, guided throughout the trip, and shown various neighborhoods while house hunting. The residency process went smoothly — thank you for your professionalism. My kids now attend an international school, and we’re all very happy!

Julia B

Julia B

I decided to move as soon as I retired, I wanted to live in a warm European country, in my own apartment with a good view, and close to the sea. I chose Astons because a partner had received citizenship through them and recommended them highly. On consultation, I chose Greece, I was pleased I could buy directly in Athens with residency included, and surprisingly, it was affordable. Everything was arranged quickly, including a property viewing trip. Now I enjoy the view of the Acropolis from my window, and the sea is just 20 minutes away. I am extremely satisfied.

Katyt

We were looking for a peaceful, sunny place by the sea to retire. Greece ticked all the boxes! Astons took care of the entire residency process and spared us the bureaucracy and paperwork. They explained everything clearly and were always ready to answer our questions. Special thanks for accompanying us on our trip and helping us find a villa — it was comfortable and incredibly productive. Now we spend our days enjoying the sunshine, local architecture, and unbelievably delicious food!

John William Smith

John William Smith

5.0

Our Licenses

Licensed Legal Services in Greece

Licensed Legal Services in Greece

Astons attorneys are licensed members of the Athens Bar Association authorised to provide legal services in Greece. These include assisting clients with real estate acquisitions and obtaining residence permits.

Authorised Marketing Agent for Sao Tome and Principe CBI Program

Authorised Marketing Agent for Sao Tome and Principe CBI Program

We are permitted to promote, market, and assist our clients in obtaining Sao Tome and Principe citizenship. We are licensed to submit applications to the government under the program.

Official Partner of Vanuatu CBI Program

Official Partner of Vanuatu CBI Program

Astons is a trusted partner of Vanuatu Citizenship by Investment Program, dealing directly with official representatives.

Agent for Saint Lucia CBI Program

Agent for Saint Lucia CBI Program

We provide end-to-end support for the Saint Lucia Citizenship by Investment Program, from investment selection to document preparation and coordination with authorised local representatives.

Agent for Grenada CBI Program

Agent for Grenada CBI Program

Astons advises applicants pursuing Grenada citizenship, providing tailored investment guidance, comprehensive file preparation, and coordination with government-recognized agents throughout the process.

Agent for Antigua and Barbuda CBI Program

Agent for Antigua and Barbuda CBI Program

Astons supports clients under the Antigua and Barbuda Citizenship by Investment Program by structuring the optimal investment route, preparing the full application package, and working closely with authorized local partners.

Authorised Agent for Nauru CBI Program

Authorised Agent for Nauru CBI Program

Astons is officially licensed to promote the program and assist with applications for Nauru citizenship.

Authorised Agent for El Salvador CBI Program

Authorised Agent for El Salvador CBI Program

Astons is officially licensed to provide agency services and assist with applications for El Salvador citizenship.

Agent for Dominica CBI Program

Agent for Dominica CBI Program

Our team assists investors in obtaining citizenship through the Dominica program, ensuring accurate documentation, strategic guidance, and smooth communication with approved representatives.

Services We Offer

Please contact us to learn more about the services available under your selected program.

Airport pickup

Prompt assistance upon arrival in the country.

Real estate search

Arranging in-person or remote viewings with leading developers.

Bank account opening

Expert support in opening accounts with international banks.

Real estate transaction support

Consultations and guidance throughout the property purchase process.

Residency renewal and citizenship application

Assistance with document updates and passport applications.

Relocation support

Help with finding schools, banking services, healthcare, and other aspects of comfortable adaptation.

Business registration

Full support with company setup and legalization.

Asset registration

Assistance with registering ownership of yachts, vehicles, and other valuable assets.

Passport services

Help with passport renewals, applications for new family members, and document replacement.

Legal assistance

Fast and efficient support in obtaining all documents related to citizenship.

Professional Support

Your personal manager

Experts, lawyers, and real estate specialists in our international offices.

  • Istanbul, Turkey
  • Limassol, Cyprus
  • Athens, Greece
  • Fort Lauderdale, USA
  • Saint Julians, Malta
  • Dubai, UAE
  • London, UK
  • Cascais, Portugal

Protecting Your Rights

Our legal experts act solely in your best interest, ensuring compliance and applying best practices to help you achieve your goals.

Trusted Expertise

A team of professionals with deep knowledge of the legislation of the jurisdictions where we operate and immigration program requirements.

20+ Experts

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