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Starting from September 2024, Greece’s Golden Visa program allows non-EU investors and their families to gain Greek residency through property purchase or other qualifying investments. The updated rules cover new minimum amounts, eligible regions, and legal requirements for real estate or financial products. Successful applicants receive a renewable five-year residence permit and access to travel in the Schengen Area. On this page, you will find clear explanations of Greece’s golden visa options, step-by-step application details, costs, recent updates, and key benefits—helping you understand what is needed to invest, apply, and plan your path toward Greek residency.

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    Visa-free travel

    across all 26 Schengen countries in Europe

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    No minimum stay requirement

    in Greece

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    Family coverage

    include your spouse, children (under 21), and parents

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    Ability to rent out the property

    long-term

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    Renewable 5-year permit

    for as long as you keep your qualified investment

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    Opportunity for citizenship

    after seven years of residence, with conditions

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    Access to Greece’s education and healthcare systems

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    Favourable tax incentives

    for non-domiciled residents

Step-by-step application process

Step 01

Visit Greece (or appoint a local lawyer)

You will need to visit Greece at least once for biometrics or bank account opening.

Step 02

Choose and reserve the property (or investment route)

Sign a pre-agreement and engage a local lawyer for due diligence.

Step 03

Obtain a Greek tax number and open a Greek bank account

Required for all property or financial investments.

Step 04

Sign final contracts and transfer investment funds

Pay purchase price, transfer tax (for real estate, usually 3.09%), and secure property title.

Step 05

Collect and submit required documents

See below for a checklist.

Step 06

Submit the application for the golden visa

Applications can be submitted personally or via a Greek-licensed lawyer.

Step 07

Applications can be submitted personally or via a Greek-licensed lawyer.

Step 08

Processing and issuance

The residence permit is usually issued within 3–6 months, depending on location and case volume.

  • Step 01

    Visit Greece (or appoint a local lawyer)

    You will need to visit Greece at least once for biometrics or bank account opening.

  • Step 02

    Choose and reserve the property (or investment route)

    Sign a pre-agreement and engage a local lawyer for due diligence.

  • Step 03

    Obtain a Greek tax number and open a Greek bank account

    Required for all property or financial investments.

  • Step 04

    Sign final contracts and transfer investment funds

    Pay purchase price, transfer tax (for real estate, usually 3.09%), and secure property title.

  • Step 05

    Collect and submit required documents

    See below for a checklist.

  • Step 06

    Submit the application for the golden visa

    Applications can be submitted personally or via a Greek-licensed lawyer.

  • Step 07

    Applications can be submitted personally or via a Greek-licensed lawyer.

  • Step 08

    Processing and issuance

    The residence permit is usually issued within 3–6 months, depending on location and case volume.

Frequently asked questions

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Can I include my family?

Yes. Your spouse, children under 21 (up to 24 for students), and both sets of parents of the main applicant and spouse.

Do I have to live in Greece?

No, there is no minimum stay requirement for maintaining the residency permit.

Can I work in Greece?

You cannot be employed in Greece under this permit. You may own Greek companies, receive dividends, or operate a business, but local employment in the job market is not allowed.

Can I rent out my property?

Only long-term rentals are allowed. Short-term rentals (Airbnb, tourist lets) are forbidden under the new law for golden visa properties.

Is the real estate investment amount inclusive of taxes?

No. The minimum thresholds (€250,000/€400,000/€800,000) refer to purchase price before tax. Expect additional costs for transfer taxes, legal fees, notary, and annual property taxes.

Is it possible to apply without visiting Greece?

You can instruct a Greek lawyer via power of attorney to handle most steps, but you will need a personal visit for biometrics.

Can I finance my golden visa investment with a loan?

No. The funds must be your own, legally-sourced capital.

Can UK/US citizens apply?

Yes. All non-EU/EEA nationals are eligible, including UK and US citizens.

  • Investment Type Minimum Investment (€) Area/Condition Property Size Min (sqm) Special Notes
    Real estate (conversion of commercial/industrial to residential) 250,000 Anywhere in Greece No min Must fully convert before application
    Real estate (standard purchase, low-demand region) 400,000 Outside Attica, Thessaloniki & popular islands 120 Single property only
    Real estate (purchase, high-demand region) 800,000 Attica, Thessaloniki, Mykonos, Santorini, 32+ big islands 120 Single property only
    10-year hotel/tourist residence lease 400,000–800,000 Depends on region (see above) – Lease value must meet threshold
    Fixed-term bank deposit 500,000 Greek credit institution – Lock-in period required
    Capital/share contribution (Greek company, REIC, fund, bonds etc.) 350,000–800,000 Greece (regulated market/fund investments) – Subject to fund/investment type and Greek regulation
    Government bonds 500,000 (purchase) Greek government bonds – At least 3 years maturity
    Purchase of listed/preserved residential building (to be restored) 250,000 Anywhere in Greece – Restoration is mandatory
    Greek startup investment (announced 2024, not yet in force) 250,000 Greece – Details pending (expected from 2025)
  • Benefit Description
    Visa-free Schengen travel No visa needed to visit 26 EU/Schengen countries for 90/180 days per period
    Residency for family One investment covers spouse/partner, children under 21 (up to 24 if dependent students), and parents
    No minimum stay Physical residency in Greece is not required to maintain permit
    Renewable 5-year permit Residence permit is valid for 5 years, renewable as long as investment is maintained
    Rental income permitted Property can be rented out (long-term only; short-term/Airbnb is banned)
    Fast-track process Average permit processing time is 3–6 months
    Pathway to Greek citizenship After 7 years of legal residence and meeting requirements (language, integration), you can apply for citizenship
    Tax incentives for non-doms New tax regime for non-domiciled investors offers favorable flat tax benefits on global income
    Access to Greek healthcare and education Residency gives access to public & private health system and education (with eligibility criteria)
    Strong property market returns Opportunity for capital appreciation and rental yields (3–5% typical gross annual)
    No job market access (for investors) Card holders can own Greek companies and receive dividends, but cannot be employed locally unless with separate permit
  • Document/Event Requirement Source or Form Notes
    Application form Yes Official form Must be filled in and signed
    Passport copy Yes Certified true copy Validity extends to period of permit
    Recent passport photos 4 print + 1 digital Compliant with Greek standards For biometrics, ID, and digital card
    Entry visa (if applies) Yes (initial visit) Embassy/Consulate Valid Schengen entry permit if required
    Proof of investment (sales/purchase contract, etc.) Yes Notarized, filed with authorities Confirms threshold and type
    Proof of payment Yes (full payment) Bank receipts, notary attestments Must cover minimum required sum, verified on transfer
    Health insurance Yes (all applicants) Policy covering Greece, public or private Valid for entire residence period
    Application fee Yes e-Paravolo (paid online) €500 for 5 years; extra €16 for card issuance
    Greek tax ID (AFM) Yes Tax office, done by accountant Before property purchase or investment
    Notary POA (if using legal rep) If using attorney/rep Notary, Consulate or Apostilled Allows representation, property purchase, bank account opening
    Previous residence card (on renewal) For renewals Cert. copy Old card and evidence of maintained investment
    Legal income proof Yes Financial documents (bank statements) May be needed to prove lawful source for investment/transfer
  • Step Description
    1. POA/Visit Enter Greece or sign Power of Attorney abroad
    2. Get Tax ID Required to make purchases or investment
    3. Open Bank Account Needed for investment, fees, and ongoing matters
    4. Select Investment Pick property/project/fund compliant with rules
    5. Legal Due Diligence Lawyer reviews legal/title status
    6. Sign Contract Finalize deal, pay taxes, sign at notary
    7. Application Prep Prepare, translate, compile all documents
    8. Submission Apply in person or via lawyer
    9. Biometrics All main/family applicants must attend once
    10. Approval Wait for permit issuance; collect cards
    11. Renewal Every 5 years; show continued investment
  • Rank Country Approximate Share (%)
    1 China 30
    2 United States 18
    3 Turkey 13
    4 UK 11
    5 Lebanon 9
    6 UAE 7
    7 Israel 6
    8 Egypt 6
    9 Russia 5
    10 Rest 5

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