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Greek golden visa: Requirements & benefits
Learn all the details about the Greek Golden Visa: types of investments required, eligibility requirements, costs, and how it works.
Greece is one of the European countries that offers a Golden Visa program, also known as an investor visa. It allows non-EU citizens to get legal residency in the European Union by making an investment that supports the Greek economy, without having to work or live in Greece full-time. Here, you’ll find everything you need to know about the Greek Golden Visa.
In Greece, this residence permit lets you travel freely within the Schengen Area and may eventually lead to permanent residency or even citizenship. If you’re considering investing in Greece to get these benefits, keep reading. Below, you’ll find the latest requirements, investment options, and key information to help you decide on your next step.
What is the Greek Golden Visa?
The Greece Golden Visa is a residency-by-investment program that allows non-EU citizens to live in Greece and travel freely within the Schengen Area in exchange for a qualifying investment, most commonly in real estate.
How does the Greek Golden Visa program work?
The main applicant makes a qualifying investment and, once approved, receives a residence permit along with eligible family members. Since there is no minimum stay requirement, it is a flexible option for those who want residency benefits without relocating immediately.
Validity and renewals of the Greek Golden Visa
The main applicant makes a qualifying investment and, once approved, receives a residence permit along with eligible family members. Since there is no minimum stay requirement, it is a flexible option for those who want residency benefits without relocating immediately.
Benefits of the Golden Visa in Greece
Among the main benefits of obtaining a Golden Visa are:
Right of residence without an obligation to stay
The holder and his or her family obtain the legal right to reside in Greece whenever they wish, without being required to move there permanently.
International mobility
The Greek residence permit allows visa-free travel within the Schengen Area for up to 90 days in any 180-day period, which is very useful for people who travel often for personal or business reasons.
Inclusion of family members
The main applicant can include their spouse, children under 21, and both their own parents and their partner’s parents, without having to prove financial dependence, which is uncommon among similar programs in Europe.
Access to education and services
Residents have access to the Greek education and healthcare systems, and they can open bank accounts and operate businesses within the country’s legal framework.
Eligibility for permanent residency or citizenship
After seven years of legal residence, with at least 183 days spent in the country each year, it is possible to apply for Greek citizenship, subject to passing a language, history, and culture exam.
Who is eligible to apply for the Golden Visa in Greece?
The Greek Golden Visa is available to non-EU citizens who are at least 18 years old, have sufficient funds to make a qualifying investment, and can provide a clean criminal record. This includes freelancers, business owners, investors, retirees, and families who want a legal base in Europe. It also includes people who already own property in Greece that meets the minimum value, as well as heirs of property above the required amount.
Requirements for obtaining a Golden Visa in Greece
The main requirements include:
Required documentation
A valid passport, a criminal record certificate (apostilled and translated), proof of the source of funds, proof of the investment made, valid health insurance in Greece, and for family members, apostilled birth or marriage certificates.
Financial requirements and background information
It is essential to prove the legal origin of the invested capital through bank statements and to show that there are no criminal records in any previous country of residence.
Maintenance of the investment
The chosen asset must be kept for as long as the residence permit is held. Selling the property or withdrawing the capital early may result in the loss of residency.
Requirements by country of origin
Citizens of EU member states already have the right to live, work, and move freely within Greece, so they do not need a Golden Visa.
Non-EU applicants must complete the standard Golden Visa process, including providing translated and, where required, apostilled personal and financial documents.
Types of investments to obtain the Golden Visa in Greece
In this comparison, you can see the main types of approved investments:
| Investment Type | Minimum Amount | Main Condition |
| Property in a high-demand area (Athens, Thessaloniki, Mykonos, Santorini, islands with more than 3,100 residents) | $910,000 | Unique property, minimum 120 m² |
| Real estate in the rest of the country | $450,000 | Unique property, minimum 120 m² |
| Conversion from commercial to residential use or to a protected historic building | $280,000 | No minimum area requirement |
| Mutual funds or alternative investment funds with Greek assets | $400,000 | Professional fund management |
| Fixed-term bank deposit | $570,000 | Minimum term of one year, renewable |
| Greek government bonds | $570,000 | Minimum maturity of three years |
| Capital contribution to a Greek company | $570,000 | Active investment in the business |
Real estate investment
The threshold depends on the area: $872,000 in Athens, Thessaloniki, Mykonos, Santorini, and other islands with more than 3,100 residents; $436,000 in the rest of the regions; and $273,000 only for conversions from commercial to residential use or for restoring protected historic buildings.
In all cases, the investment must be made in a single property. Since 2024, these properties can no longer be used for short-term tourist rentals. Doing so can lead to the loss of the permit and a $54,500 fine, so it is important to plan its use as either a primary residence or a long-term rental.
Investment in funds
It is possible to invest from $382,000 in mutual funds or alternative funds that invest in Greek assets, an interesting option for those who prefer to avoid directly managing a property.
Bank deposits and government bonds
A fixed-term deposit requires a minimum of $570,000, with automatic annual renewal, while Greek government bonds require the same amount and a minimum maturity of three years.
Business capital investment
You can also invest at least $570,000 in Greek companies, real estate firms, or closed-end funds, which directly benefits the local economy.
Taxes for Golden Visa holders in Greece
The taxes to consider are:
Tax residency and immigration residency
Getting a Golden Visa does not automatically make you a tax resident in Greece. That only happens if you spend more than 183 days a year in the country. Until then, you are only taxed in Greece on income earned there, such as rent from your property.
Income tax
If you become a tax resident, income tax in Greece is progressive and can go up to 44% on wages or pensions, although there are special regimes that can significantly reduce this burden.
Non-Resident tax regime
New tax residents can choose to pay a fixed $110,000 per year on all foreign income, regardless of the amount, for up to fifteen years, plus $21,800 for each additional family member included in the scheme. Retirees, on the other hand, can benefit from a flat 7% tax rate on their global income over the same period.
Property and rental taxes
Buying a property comes with a 3.09% transfer tax, plus notary and registration fees. Each year, the property is subject to ENFIA tax, and rental income is taxed progressively.
Costs of the Golden Visa in Greece
Costs to consider when applying for the Greek Golden Visa:
Government and notary fees
In addition to the investment amount, applicants must also account for administrative fees from the Ministry of Migration, notary fees, and the property registration fee with the Greek land registry.
Legal fees
It is recommended to hire an immigration lawyer, whose fees typically range from $2,180 to $5,450, depending on the complexity of the case and the number of family members included.
Renovation and maintenance costs
Each renovation involves new administrative fees, in addition to the annual ENFIA tax and the maintenance costs for the property or financial asset in question.
How to apply for a Golden Visa in Greece: Step by step
- Investment selection: Determine the type of asset (real estate, mutual fund, deposit, or bond) based on the applicant’s financial profile and goals.
- Documentation and due diligence: compile criminal records, provide proof of funds, and conduct a legal verification of the property or the chosen instrument.
- Closing the investment: Sign the contract before a notary and complete the payment, including the applicable taxes.
- Submitting the application: Submit the complete application package to the Greek immigration authorities, along with proof of health insurance and family documentation.
- Assessment and biometrics: The authorities review the case, and at some point during the process, a trip to Greece is required to have biometric data collected.
- Issuance and renewal: Once approved, a residence card valid for five years is issued; it is renewable as long as the investment is maintained.
How can I get internet access when I arrive in Greece?
During the first few weeks in Greece, you will need to handle immigration paperwork, arrange meetings with lawyers and notaries, look for temporary housing, and stay in touch with your family. Having an internet connection from day one makes all of this much easier.
A practical option is Holafly’s monthly plans, which offer coverage in over 160 destinations, unlimited data, and hotspot functionality. They are ideal for people moving abroad who need to stay connected right away while arranging fixed internet or a local SIM line.
Frequently asked questions about the Greek Golden Visa
It depends on the area and the type of asset: from $275,000 for commercial conversions or historic buildings, up to $872,000 in high-demand areas such as Athens or Mykonos.
No. The program does not require a minimum number of days of stay to keep the permit valid.
The Golden Visa does not grant the right to be employed by a Greek employer, although it does allow you to receive rental income or dividends from your own investments.
Yes, but only through long-term leases; short-term vacation rentals are prohibited for these properties.
On average, between 8 and 10 months, from the selection of the property to the issuance of the residence permit.
Yes, both the main applicant’s parents and those of their spouse can be included, without having to prove financial dependence.
Not automatically. After seven years of actual legal residence and passing a language and history exam, it is possible to apply for naturalization.
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