The Greece Golden Visa

The Greece Golden Visa, also known as the Greek investment visa, offers a route to residence in the European Union for non-EU/EEA citizens through investment.

The programme provides access to a dynamic property market, attractive investment yields, free movement within the Schengen Area and favourable tax incentives.

This guide explains everything there is to know about the Greece Golden Visa, including who is eligible to apply, the documents needed, the application process, the benefits and much more.

The highlights of the Greece Golden Visa

• The Greece Golden Visa allows non-EU/EEA investors and their families to obtain permanent residence through a qualifying investment, starting from EUR 250,000 in property (higher levels apply in certain areas), or alternatively EUR 350,000 in an investment fund or a EUR 500,000 bank deposit on a 1-year term. Investors need to consider carefullythe full requirements following the reform to 3 investment thresholds.
• Applicants must be over 18, be non-EU citizens, have no criminal record and hold private health insurance.
• The residence permit is valid for 5 years, is renewable, requires no minimum stay and applies to the whole family, including a spouse, children under 21 and dependent parents.
• Golden Visa holders may apply for Greek citizenship after 7 years, where they live in Greece at least 183 days a year and meet the integration requirements.
• The application process takes around 12 months.
• The Greece Golden Visa is one of the most flexible residence-by-investment programmes with the lowest investment level in Europe.

What is the Greece Golden Visa?

The Greece Golden Visa programme 2026 allows non-EU/EEA citizens and their families to obtain a permanent residence permit in Greece through investment. It is one of Europe’s most successful and flexible residence-by-investment programmes.

To qualify, applicants must have a clean police certificate and invest a minimum of EUR 250,000. The investment level rises to EUR 800,000 for property in high-demand areas such as the north and centre, South Attica,Thessaloniki, Mykonos and Santorini; while other areas apply a level of EUR 400,000. In addition, applicants may choose a non-physical investment route such as investing EUR 350,000 in a mutual fund or maintaining a EUR 500,000 term deposit with a Greek bank.

9 outstanding benefits of the Greece Golden Visa

1. Family reunification:Residence rights extend to the whole family, including children under 21 and dependent parents of both the applicant and their spouse.
2. Access to excellent healthcare:Permanent residence permit holders may access Greece’s highly regarded health system (where they meet the requirements) and enjoy free, equitable services together with comprehensive health cover from both the public and private sectors.
3. Free movement within the Schengen Area:As a member of the European Union and the Schengen Area, Greek residence permit holders may move conveniently throughout the EU and the Schengen Area.
4. Tax incentives and reliefs through the non-dom regime for investors:The tax implications of the Greece Golden Visa may be reduced through Greece’s non-dom tax regime — a special mechanism allowing foreign nationals transferring their tax residence to Greece to be exempt from tax on foreign income by paying a fixed annual tax charge.
5. High investment yields:Greece Golden Visa holders may let their investment property or hold shares in a Greek-registered business to receive dividends, maintaining a positive cash flow while keeping the investment in place.
6. Double taxation treaties:Greece has signed many double taxation treaties with other countries, helping residents and investors obtain relief on income arising abroad.
7. Lifetime permanent residence:Applicants may obtain permanent residence rights in Greece for life provided the investment is maintained.
8. No minimum stay requirement:There is no minimum stay requirement, giving investors maximum flexibility.
9. A low investment threshold:One of the lowest investment levels in Europe, starting from EUR 250,000 for qualifying properties. The Greek property market has strong prospects and positive growth, particularly in urban and coastal areas.

The requirements of the Greece Golden Visa programme

To qualify for the Greece Golden Visa programme, applicants must meet the following requirements:

• Be over 18 at the time of application
• Be a non-EU citizen
• Have no criminal record
• Make a substantial investment as prescribed by the Greek government and provide evidence of the corresponding financial investment
• Hold private health insurance in Greece covering all health and safety risks

Family members eligible to join the Greece Golden Visa

• Spouse or civil partner: the applicant’s spouse or registered civil partner, recognised in Greece or by the Greek consular authorities, is eligible to join the application.
• Children under 21: unmarried children of the applicant or of the spouse/partner under 21 are included in the application.
• Children under 21 of the spouse/partner: unmarried children under 21 of the applicant’s spouse or partner are also eligible, provided the applicant has lawful custody.
• Parents of the applicant and the spouse/partner: the parents of the applicant and of the spouse or partner, as first-degree direct relatives, may also be included in the application.

Note the following important points:

• Unregistered cohabiting partners:Are not regarded as family members and cannot join a Golden Visa application.
• Dependent children:Children qualify as dependants until they turn 21. After that age, children must apply for their own residence permit.
• Dependent parents:Parents may be included in the application with no age limit, but are not permitted to work in Greece.

Applicants need not travel to Greece to begin the Golden Visa application process.

The investment routes for the Greece Golden Visa programme

Greece offers a number of investment routes for the Golden Visa programme, including property investment in particular areas as well as alternatives such as government bonds, venture capital fund shares and shares in property investment companies.

The property investment routes

From 31/08/2024, the new Greece Golden Visa rules took effect. The new tiered system applies increased minimum investment levels as follows:

• Tier 1 investment:Applicants must invest EUR 800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, Santorini or islands with more than 3,100 inhabitants. The property purchased must have a minimum area of 120 square metres.
• Tier 2 investment:An investment level of EUR 400,000 applies in less populous areas, in order to encourage development in emerging regions. As with Tier 1, the property must have a minimum area of 120 square metres.
• Tier 3 investment:Applicants investing EUR 250,000 may choose properties converted from commercial to residential use. The property’s area and location are not restricted, but the conversion must be completed before the Golden Visa application is filed.
• Tier 4 investment:This EUR 250,000 investment route is aimed at properties of historic or cultural value. Investors must complete the restoration or full rebuilding of the property in accordance with the Golden Visa programme’s requirements.

Leasing property in Greece: to qualify for the Greece Golden Visa, applicants sign a 10-year lease or timeshare agreement for a hotel or furnished accommodation at designated resorts. The lease must usually have a total value of at least EUR 250,000, while high-demand areas such as Athens, Thessaloniki, Mykonos and Santorini require EUR 500,000, which must be paid in full before the residence permit application is filed.

The conditions for buying property in Greece

Certain mandatory conditions must be met before an investor proceeds with a property purchase, specifically:

• Where the property is bought through a legal entity, the investor must own it entirely or hold 100% of that company’s shares.
• Property in the Greece Golden Visa programme may not be used for short-term letting (such as holiday accommodation) or as business premises.
• Tier 3 property may not be used as a business’s official registered office.
• Any breach may lead to a fine of EUR 50,000 and revocation of the residence permit.

Other investment routes

• Capital contribution:Investors may invest a minimum of EUR 500,000 in a Greek business (other than portfolio and property companies), a Greek property investment company, or a closed-end investment company or mutual fund focused entirely on Greek businesses.
• Shares, corporate bonds or government bonds:An investment of EUR 800,000 in shares or corporate bonds on the regulated Greek stock market; EUR 500,000 in Greek government bonds with a minimum term of 3 years; or EUR 350,000 in a fund investing in Greek shares, corporate bonds or government bonds.
• Capital transfer:A term deposit of at least EUR 500,000, maintained in a Greek bank account or another national credit institution, for a minimum of 1 year with an automatic renewal arrangement.

The documents needed for the Greek residence-by-investment programme

The current documents needed to apply for Greek residence through the Golden Visa are:

• The application form:Submit 2 copies of the Greece Golden Visa application form.
• Passport:Provide a notarised copy of all passport pages; the passport must be valid with at least 2 blank pages and have been issued within the past 10 years.
• Passport photographs:Include 4 recent passport photographs meeting the Schengen visa photograph requirements.
• Evidence of investment:Submit the notarised property purchase contract or the relevant investment documents.
• Evidence of funds:Provide documents evidencing the source of the investment capital, such as bank statements.
• Health insurance:Submit a certified health insurance policy covering medical costs in Greece for the applicant and their family.
• Police certificate:Provide a police certificate issued within the past 6 months.
• Medical certificate:Include a certificate confirming freedom from infectious disease.
• Evidence of fee payment:Provide evidence that the application fee has been paid.
• Professional information:Depending on the investment route, submit a portfolio or evidence of profession.
• Family documents:Where applicable, provide notarised birth certificates and marriage certificates for dependent family members.

To apply for the Greece Golden Visa, investors must submit all the documents in order to be considered for a permanent residence permit. These documents need to be certified with an apostille or by the nearest Greek embassy/consulate.

In addition, all documents must be translated into Greek before submission. Translation may be carried out bythe Ministry of Foreign Affairs Translation Serviceor by a lawyer certified bythe Greek Bar Association.

The Greece Golden Visa application process step by step

• Step 01:Contact a Greek immigration professional at Prosperous Living Investment (PLI): speak with a legal professional familiar with the Golden Visa process to identify the appropriate investment route.
• Step 02:Register a Greek non-resident tax number (AFM): register this tax number — mandatory for property purchases and financial transactions — at the local tax office or through a Greek lawyer.
• Step 03:Open a bank account in Greece: set up a Greek bank account to handle the investment transactions, including the capital transfer. This step is not mandatory for the property investment route.
• Step 04:Make the investment: complete the investment, whether a property purchase or another qualifying investment route. Make sure the signed purchase contract is in place and the property is registered in your name.
• Step 05:Gather the documents: assemble all the documents needed for the application. It is advisable to have a Greek immigration lawyer check them beforehand.
• Step 06:Submit biometric data: travel to Greece to submit fingerprints and a photograph at the immigration office or at the local consulate in your home country.
• Step 07:File the application: applicants may file the application in person or through a legal representative.
• Step 08:Await processing: Greece Golden Visa processing takes around 12 months, depending on the investment route chosen.
• Step 09:Receive Greece Golden Visa approval: applicants will be notified when the application is approved.
• Step 10:Submit biometric data a 2nd time: after approval, the main applicant and family members must travel to Greece a 2nd time to provide biometric data at the immigration office or consulate.
• Step 11:Receive the residence permit: after submitting the biometric data, applicants will be issued a multiple-entry visa valid for 1 year (not applicable to property investors) and must travel to Greece to collect the renewable 5-year residence permit.
• Step 12:Apply for citizenship after 7 years: after 7 years living in Greece, applicants may apply for citizenship, provided they meet the additional requirements.

Greece Golden Visa processing times

• Preparing the application (2-6 weeks): gather all the documents needed, including evidence of the property investment or other qualifying investment, a police certificate, evidence of funds and a copy of the passport.
• Filing the application (6-8 weeks): the application may be filed through a Greek lawyer or directly atthe Immigration Office in Greece.
• After filing the application:Issue of a temporary residence permit — applicants receive a Filing Certificate allowing them to stay lawfully in Greece while the application is being processed.
• Assessment and approval of the application (12 months’ processing):The average processing time is 12 months, depending on the investment route chosen.
• Biometrics appointment (2-4 months after filing): mandatory for the formal residence permit to be issued. Where applying from abroad, applicants must travel to Greece to submit their biometric data.
• After approval:Issue of the formal residence permit — applicants receive a 5-year Greek residence permit.

Greece Golden Visa costs 2025

In addition to the investment, applicants need to budget for further fees including legal fees, translation fees, taxes and other administrative costs. Where the property investment route is chosen, the total additional costs are usually around 11-12% of the property value.

Some estimated costs to bear in mind for the property investment route:

• Application fee for the main applicant: EUR 2,000
• Application fee for each family member: EUR 150 (free for children under 18)
• Residence permit processing fee per person: EUR 16
• Additional costs may include legal and notarial fees, usually accounting for 8-10% of the total investment value.

The fees relating to a property purchase transaction:

• Property transfer tax: around 3.09% of the property value
• Notarial fees: 1% to 1.5% of the property value
• Land registry fees: around 0.6% to 0.8% of the property value

Note that these are not fixed rates but merely estimated fees.

The Greece Golden Visa renewal process

A Greek permanent residence permit issued through the Golden Visa is valid for 5 years and needs to be renewed every 5 years while the investment is maintained in order to keep permanent residence rights. To renew a Greek residence permit, applicants must submit specific documents and meet certain conditions.

The documents needed to renew a Greece Golden Visa residence permit are:

• The renewal application form
• 4 recent colour passport photographs
• A certified copy of all pages of the valid passport
• A certified copy of the previous permanent residence permit
• Certified evidence of Greek health insurance currently in force

The competent authority may request further documents from holders of an investment-based permanent residence permit in Greece.

The conditions to be met in order to renew a Greece Golden Visa residence permit:

• Remaining the full owner of the property purchased or maintaining the investment
• Ensuring all leases and related agreements remain in force and comply with government rules

Comparing the Greece Golden Visa programme with other programmes

Read the detailed comparison articlesThe Greece Golden Visa vs the Malta MPRP: the choice for mid- and high-tier investors

Read the detailed comparison articlesCyprus and Greece 2026: Cyprus PR 6.2 versus the Greece Golden Visa on investment, timing and rights.

How to obtain Greek citizenship through the Golden Visa

Greece has no citizenship-by-investment programme; however, applicants may apply for citizenship by naturalisation after living in Greece for at least 183 days a year for 7 consecutive years through the Golden Visa.

A detailed article onThe Greek citizenship test.

Investors must also meet additional requirements such as:

• Demonstrating integration into Greek society.
• Passing a Greek language test at a minimum level of B1 on the Common European Framework of Reference for Languages (CEFR), known as the Greek citizenship test.
• Not being outside Greece for more than 10 months in any 5-year period.
• Maintaining a clean police record in Greece and abroad.
• Holding a valid residence permit throughout the qualifying period.
• Being a tax resident in Greece during the qualifying period.

Tax in Greece for Golden Visa holders

Greece applies a non-domicile tax regime, also known as the flat tax regime for high-net-worth individuals (HNWIs), allowing foreign nationals transferring their tax residence to Greece to be exempt from tax on foreign income by paying an annual flat tax charge of EUR 100,000.

This regime applies to individuals who were not tax resident in Greece for the previous 7 years and have invested at least EUR 500,000 in assets in Greece. This tax incentive may be extended to family members at a surcharge of EUR 20,000 each.

To qualify, investors must meet the following requirements:

• Not have been tax resident in Greece for 7 of the last 8 years.
• Investment requirement: at least EUR 500,000 in Greece within 3 years. Qualifying investment routes include property, Greek government bonds and shares in Greek businesses.

This special tax regime runs for 15 years, providing long-term tax predictability, but does not exempt gift or inheritance tax in Greece.

Avoiding double taxation in Greece

Greece also has double taxation treaties with 57 countries. In addition, retirees, remote workers and foreign nationals may benefit from exemptions or reduced rates. However, income arising in Greece remains taxable, including property tax and rental income tax for property owners.

Rental income tax in Greece in 2026

Rental income in Greece is taxable for both residents and non-residents, an important point to note on tax when taking part in the Greece Golden Visa. Golden Visa holders must declare rental income to the Greek tax authorities even while living abroad. Understanding the tax rules helps avoid penalties, audits or delays when renewing the residence permit.

Greece Golden Visa statistics

The Greece Golden Visa is one of Europe’s most competitive Golden Visa programmes, recording continuous growth over the years thanks to its many attractive benefits. During 2024, the Greek authorities received 9,289 applications, up 10% on the previous year.

The number of residence permits issued to investors/property owners by year:

Source: the Ministry of Migration and Asylum / the Directorate General for Migration Policy (31/12/2021)

The nationalities with the highest number of applicants:

• China: 6,405 applicants
• Turkey: 618 applicants
• Russia: 596 applicants
• Lebanon: 304 applicants
• Egypt: 250 applicants
• Iran: 194 applicants
• Iraq: 135 applicants
• Ukraine: 112 applicants
• The United States: 103 applicants
• Jordan: 86 applicants

Frequently asked questions