The Greek Golden Visa program is one of the most established residency-by-investment schemes in Europe, allowing non-EU citizens and their families to obtain long-term residence permits in Greece, along with visa-free travel throughout the Schengen Area. Recent legislative reforms have significantly updated the minimum investment thresholds and eligibility rules, making correct guidance more important than ever.
As of 11 April 2024, with clarifications and confirmations applied through November 2025, the Greek Golden Visa investment requirements are structured as follows:
In high-demand areas, the minimum real-estate investment is €800,000. This applies to:
the entire Region of Attica (including Athens and all suburbs),
Thessaloniki,
Mykonos and Santorini,
and any Greek island with a population above approximately 3,100 residents.
For these locations, the investment must be made in a single residential property with a minimum surface area of 120 square meters.
In all other regions of Greece, the minimum investment threshold is €400,000, again requiring the purchase of a single residential property with a minimum size of 120 square meters.
The €250,000 investment option continues to exist, but only under specific conditions. This lower threshold applies exclusively to:
properties originally classified as commercial or industrial that are fully converted into residential use before the Golden Visa application is submitted, or
listed, heritage, or preserved buildings, where the investor commits contractually to complete full restoration in accordance with Greek law.
This €250,000 option applies regardless of location, but only when the above criteria are strictly met.
All Golden Visa investments must be made using the applicant’s own funds, without mortgage financing, and the property must remain in the investor’s ownership for the duration of the residence permit. Depending on the property category and municipality, short-term rentals (such as Airbnb) may be restricted or prohibited.
In addition to the real-estate investment, applicants must provide:
a clean criminal record certificate from their country of origin and from Greece,
valid health-insurance coverage in Greece,
and documentation proving that the invested funds originate from lawful sources.
Family members, including a spouse and dependent children, may be included under the same application. Approved applicants receive a five-year residence permit, renewable every five years as long as the qualifying investment is maintained.
At Greece Home Finder, we closely monitor all legislative changes affecting the Golden Visa program. We provide end-to-end support, including property sourcing, eligibility assessment, legal coordination, due diligence, and full Golden Visa application management. Our role is to ensure that each investment complies with current law and that our clients proceed with clarity, security, and confidence.
Beyond Golden Visa advisory services, we also assist with long-term rental strategies, investment structuring, and property management, helping our clients protect and optimize their real-estate investments in Greece.
A Golden Visa is a special type of visa that allows third-country nationals to acquire residency in Greece by making a certain investment in the country. It provides various benefits, such as the right to enter and reside in Greece and the EU for five years, and the right to renew the Golden Visa every five years when conditions are met. The visa also permits travel to over 25 Schengen countries, including EU member states, and provides access to the Greek public education system.
- You must have entered Greece legally.
- You must have full ownership, possession, and occupancy, or a percentage of undivided ownership of one or more real estate properties in Greece, the total value of which should amount to at least €250,000. Alternatively, you can sign a timeshare agreement (lease) for a minimum of 10 years for hotel accommodations or furnished tourist residences in integrated tourist resorts according to article 8, paragraph 2 of Law 4002/2011, provided the minimum cost of the lease also amounts to €250,000.
- Alternatively, you can purchase a plot of land or acreage and proceed to erecting a building, provided that the cumulative value of the land purchased and the contract with the construction company also amounts to at least €250,000.
- In cases of joint ownership, where the value of property is €250,000 or more, the residence permit is only granted if the owners are spouses with undivided ownership of the property. In all other cases of joint ownership, the residence permit is only granted if the amount invested by each of the joint owners is at least €250,000.
- If the owner has acquired the property through a legal entity, the applicant shall own 100% of the company shares.
To apply for a Golden Visa in Greece, the following documents are required:
- Four recent color photos with passport specifications (dimensions: 4×6), plus a CD with the photos in digital form.
- A copy of a valid passport or other travel document recognized in Greece bearing an entry visa, whenever an entry visa is required. In the case where the CITY of birth is not mentioned on the passport, a Birth Certificate is also required to establish where the applicant was born.
- Health, hospital, and accident private insurance (preferably from a Greek insurance agent).
- A copy of the purchase title of the property/ies worth at least €250,000. The contract shall clearly mention that the price was paid by bank check from a Greek bank account, or by bank transfer directly to the seller’s account from a foreign account.
- A notarial certificate that certifies that the property deed fulfills all the requirements set by Law 4146/2013 art. 6 par.2
- Proof that the property title was properly registered at the local Land Registry.
- For family members: Four recent color photos, a copy of a valid passport bearing an entry visa, a health, hospital, and accident private insurance, and a recent certificate of family status from a foreign authority proving the relationship between the main applicant and the members of his/her family.
The Golden Visa in Greece is valid for five years and can be renewed every five years when the conditions are met.
Yes, family members including the spouse, children under 21 years old, and parents of both spouses can also obtain a separate Golden Visa. However, they must submit their own individual applications, and the validity of their permit is dependent on the validity of the primary applicant’s permit. Each family member must also meet the same requirements as the primary applicant, such as property ownership or investment.
Yes, as long as you meet the requirements for the Golden Visa, you can apply for it even if you already have another type of visa or residence permit in Greece.
The application process for a Golden Visa in Greece involves submitting the necessary documents and proof of investment to the Greek authorities. The process typically takes around two months, but can vary depending on individual circumstances.
Yes, you can bring your immediate family members (spouse, children under 21, parents of both spouses) with you under the Golden Visa program, and they will also be eligible for the same benefits.
No, a Golden Visa in Greece does not give you the right to work in Greece. However, you are allowed to invest in businesses and own property in Greece.
Yes, you can travel to other countries in the EU that are also members of the Schengen Agreement with a Golden Visa. However, your stay in those countries cannot exceed 90 days in each 6-month period.
The benefits of a Golden Visa in Greece include the right to enter and reside in Greece and the EU for five years, the right to renew the visa every five years, the right to travel freely within the EU, and access to the Greek public education system.
Yes, you can purchase multiple properties to meet the investment requirement for a Golden Visa in Greece, as long as the total value of the properties is at least €250,000.
Yes, it is possible to acquire a Golden Visa in Greece through investment in a business, as long as the investment meets the minimum investment requirement of €250,000 and creates a certain number of jobs in Greece.
Greece Home Finder can assist you with every step of the process for acquiring a Golden Visa in Greece, from finding and purchasing a qualifying property to obtaining the necessary documents and submitting your application. We also provide additional services such as property management, legal counseling, and professional investment advice to help make your transition to Greece as smooth as possible.