Greece's investment residency programme — granting a 5-year renewable residency permit to non-EU investors who purchase property above minimum investment thresholds.
The Greek Golden Visa (Χρυσή Βίζα) is Greece's investment-based residency programme that grants a 5-year renewable residency permit to non-EU/EEA nationals who make qualifying investments in Greece. The most common qualifying route is the purchase of residential or commercial real estate. The programme is administered by the Greek Ministry of Immigration and Asylum and has been one of the most popular Golden Visa programmes in Europe since its launch in 2013.
The minimum investment thresholds for the Greek Golden Visa were significantly revised upwards from May 2023 onwards and further adjusted in late 2023 and 2024. As of 2025, the key thresholds for the property investment route are: €800,000 for properties in the highest-demand zones (Attica, Thessaloniki, Mykonos, Santorini, and islands with population over 3,100); €400,000 for properties in all other areas of Greece. Properties must be purchased as a single property unit (not an aggregation of smaller properties to reach the threshold), though a single purchase of multiple parking spaces and storage rooms attached to the property may qualify.
The Greek Golden Visa grants the holder and their immediate family members (spouse/registered partner and children under 21) the right to reside in Greece for the 5-year permit period. There is no minimum physical presence requirement — you do not need to spend any set number of days in Greece to maintain the permit. This makes it attractive for investors who want Greek residency rights and EU Schengen travel access without relocating full-time.
The Golden Visa does not automatically lead to Greek citizenship or EU citizenship. To become a Greek citizen through naturalisation, you would need to establish actual tax residency in Greece and satisfy the standard residency period requirements (typically 7 years for most nationalities). However, the Golden Visa grants Schengen freedom of movement rights for the duration of the permit, which is a major attraction for non-EU investors from countries with limited visa-free travel.
The process for a Greek Golden Visa involves: obtaining an AFM and Greek bank account; completing the property purchase via the symvoliografos; filing the Golden Visa application at the Decentralised Administration; biometric appointment at the local migration office; and receipt of the residence card. The entire process from property completion to permit receipt typically takes 3–9 months. Many buyers use a combination of a Greek property lawyer (for the purchase) and a Greek immigration lawyer (for the visa application).
Yes. There is no requirement that the Golden Visa property is owner-occupied. You can rent it out (long-term or short-term via platforms like Airbnb, subject to Greek short-term rental regulations including the property registration with AADE). The rental income will be subject to Greek income tax on non-residents.
If you sell the qualifying property before the residency permit expires, you will need to reinvest in a new qualifying property to maintain your Golden Visa status. Selling the property effectively ends your Golden Visa eligibility unless you simultaneously purchase a replacement qualifying property. Seek immigration law advice before any sale of the qualifying asset.
Yes. Dependent children under 21 are included in the Greek Golden Visa application and receive residency permits as family members. The age limit can be extended to 24 for children who are studying. Spouses or registered partners also qualify as dependants in the same application.
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