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European investment residence
Greece Golden Visa
Obtain five-year renewable Greek residence through real estate, with no stay requirement and free travel across the Schengen Area.
Reviewed by Oscar Yip · Updated October 2026
Programme overview
The Greece Golden Visa lets non-EU nationals obtain a residence permit by buying real estate. The threshold depends on the area: higher in Athens, Thessaloniki and popular islands, lower elsewhere; converting commercial property to residential use or restoring listed buildings qualifies at EUR 250,000.
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InvestmentFrom EUR 250,000
Stay requirementNone
ResidenceFive years, renewable
FamilySpouse, children under 21 and both spouses’ parents
Summary
The Greece Golden Visa sets thresholds by area: EUR 800,000 in all of Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants; EUR 400,000 elsewhere; and EUR 250,000 for commercial-to-residential conversions or restoring listed buildings. Holders receive five-year renewable residence with no stay requirement.
Key benefits of Greece Golden Visa
- No stay requirementYou need not spend any time in Greece; keep the qualifying investment and the permit stays valid and renewable.
- Five-year permit, renewableEach permit lasts five years and can be renewed for as long as you keep the qualifying investment.
- Visa-free Schengen travelOnce you hold the residence card, you can stay in other Schengen countries for up to 90 days in any 180-day period.
- Three generations in one applicationCovers your spouse, children under 21, and the parents of both you and your spouse, each with their own card.
- Long-term letting allowedLive in the property or let it on a long-term lease for rental income; short-term letting is not allowed.
- No language, education or business testMake the qualifying investment, hold health insurance and have a clean record to apply.
Why Global Immigrate for Greece Golden Visa
- families approved
- 22+
- approval rate
- 100%
- offering this programme since
- 2018
GI Group overseas property team
GI Group’s overseas property team helps you find, negotiate and buy — and later manage lettings.
Clear, transparent fees
All service fees and third-party costs are set out in writing before you sign — no hidden charges — and our refund terms are explained clearly.
Planning beyond immigration
GI Group’s teams can handle pre-immigration tax, asset allocation, your children’s education and overseas property at the same time, so the arrangements never conflict.
Requirements
Investment options
Choose one of the following options; the other requirements are listed below.
- Option 1EUR 250,000Commercial-to-residential conversion or listed-building restoration
- Conversions must be completed before you apply; listed buildings must be restored before the first renewal (5 years)
- May not be used for short-term letting
- Option 2EUR 250,000Start-up investment
- Option 3EUR 350,000Mutual or alternative investment funds
- Option 4EUR 400,000Property: other areas
- A single property of at least 120 square metres
- May not be used for short-term letting
- Option 5EUR 400,000–800,00010-year lease of hotel or tourist accommodation
- EUR 400,000 or 800,000, depending on location
- Option 6EUR 500,000Fixed deposit, government bonds or capital in a Greek company
- Option 7EUR 800,000Property: Attica (incl. Athens), Thessaloniki, Mykonos, Santorini and islands of 3,100+ people
- A single property of at least 120 square metres
- May not be used for short-term letting
- Option 8EUR 800,000Greek listed shares or bonds
Applicants generally need to meet the following:
- No criminal record, and health insurance
Investment rules
Investment requirements in detail
Greece sets the Golden Visa minimum by route and by where the property is (Article 100 of the Migration Code, as amended by Law 5100/2024). The full amount must be paid before you apply and held for as long as you hold the permit; selling or withdrawing the investment leads to revocation.
Real estate: Attica (incl. Athens), Thessaloniki regional unit, Mykonos, Santorini and islands with over 3,100 residents
MinimumEUR 800,000
Requirements
One property with at least 120 sq m of main space
Real estate: rest of Greece
MinimumEUR 400,000
Requirements
One property with at least 120 sq m of main space
Conversion of non-residential property to residential
MinimumEUR 250,000
Requirements
Change of use legally completed after 5 April 2024 and before applying; no size or location requirement
Restoration of a listed building
MinimumEUR 250,000
Requirements
Full restoration before the first renewal (five years); cannot be sold before restoration is finished
10-year lease of hotel rooms or tourist residences
MinimumEUR 400,000 / 800,000 (by zone)
Requirements
Same zones as the real estate thresholds
Start-up equity
MinimumEUR 250,000
Requirements
Start-up registered with Elevate Greece; stake no more than 33%
Mutual fund or alternative investment fund
MinimumEUR 350,000
Requirements
Mutual fund investing only in Greek-listed securities or Greek government bonds, or an AIF investing only in Greece
Term deposit, Greek government bonds, company capital or REIC shares
MinimumEUR 500,000
Requirements
Deposits and bonds through a Greek bank; government bonds with at least three years to maturity when bought
Greek-listed shares, corporate bonds or government bonds
MinimumEUR 800,000
Requirements
Traded on Greek regulated markets or MTFs
Real estate conditions
- The investment must be in one property; several units cannot be combined. Storage and parking do not count towards the 120 sq m, though ancillary units bought under the same deed count towards the value
- You must own the property outright; if held through a company set up in Greece or the EU, you must own all of its shares
- Conversion route: property merely capable of conversion does not qualify; the change of use must be complete before you apply, with an engineer's certificate. Industrial buildings must have had no industrial activity for the last five years
- Listed-building route: if restoration is not finished before the first renewal, the permit is revoked and a EUR 150,000 fine can apply
Payment and proof of funds
- The full price (at least the threshold) must be paid before you apply and certified by the notary
- Payment must be by bank transfer or crossed bank cheque to the seller's account at a Greek institution, or by card through a Greek POS terminal; under the official procedure, card payments may also be made by your spouse or relatives up to the second degree
- In October 2026 the Migration Minister said permits tied to deals where rebates (e.g. via a leaseback) bring the real price below the threshold will be revoked; Circular 1/2026 also says cases of misleading advertising or undocumented money transfers will be referred to tax, law-enforcement and anti-money-laundering authorities
What does not count / restrictions
- Golden Visa property cannot be let or sublet short term under the sharing-economy framework (legal commentary describes this as stays of under 60 days). Breach means revocation and a EUR 50,000 fine
- Long-term letting is allowed, including long-term leases to tourism businesses for professional use, but not required
- The short-let ban does not apply to property bought under the pre-2024 rules or during the transition period
- Start-up route: the company must create at least two new jobs within a year and keep its jobs and your shares for at least five years, or the permit is revoked with a EUR 50,000 fine
Holding and renewal
- Each permit lasts five years and is renewable as long as you keep the qualifying investment; there is no minimum stay
- Selling the property during the permit revokes the seller's permit; to keep status you need a new qualifying investment
- The 2026 National Housing Strategy proposes a category allowing several long-let properties to be combined, but it has not been legislated; a single property is still required
Based on the Greek Ministry of Migration and Asylum's published requirements and legal commentary as of November 2026; subject to change.
Our three guarantees
Full service-fee refund if refused
Guaranteed in your service agreement: if your application is refused, we refund the service fees you have paid in full — or you can switch to another suitable programme at no extra charge.
No extra charge for further documents or resubmission
If the authorities request further documents, or an application must be resubmitted, we handle it at no additional service fee.
Handled by professionals, fee fixed at signing
Every application is prepared and reviewed by our professional immigration team. Your service fee is fixed when you sign, with no additional charges afterwards.
Service fees exclude investment amounts, government fees and third-party costs. Refusals caused by false or incomplete information, or by the applicant not cooperating as required, are not eligible for a refund. Full terms are set out in the service agreement.
Investment thresholds
| Area / type | Minimum investment |
|---|---|
| Athens, Thessaloniki, Mykonos, Santorini and larger islands | EUR 800,000 |
| Other areas | EUR 400,000 |
| Commercial-to-residential conversion or listed-building restoration | EUR 250,000 |
Subject to the Greek Government’s latest announcements.
Free Greece Golden Visa brochure
Covers the requirements, process and timeline, a fee overview and FAQs. Leave your details and we’ll send it to you.
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If you can’t see it, please check your spam folder. A consultant may also contact you to answer any questions about the programme.
Application process
- Assessment and property search1–2 monthsWe shortlist qualifying properties by budget and area.
- Purchase1–3 monthsObtain a tax number, open an account and complete the purchase.
- ApplicationPer schedulingSubmit the residence application and register biometrics.
- Residence cardDepends on processingOnce approved, collect your five-year residence card.
Pathway to PR and citizenship
- Five-year residenceAbout 6–9 months
Five-year residence permits for you and your family, with free travel in the Schengen Area (while you wait for the card, the filing certificate only covers residence in Greece and does not let you travel to other Schengen countries); renewable every 5 years.
While on this statusThe Golden Visa itself has no minimum stay, only the property; but to apply later for EU long-term residence or citizenship you must actually live in Greece (see below)
- EU long-term residence (permanent)After 5 years of continuous legal residence in Greece
Apply for EU long-term resident status, Greece’s permanent residence. No single absence may exceed 6 consecutive months and absences may not total more than 10 months over the 5 years, so you need roughly 4 years and 2 months in Greece; Golden Visa years count only while you actually live in Greece. You must also show basic Greek and knowledge of Greek history and culture, and a stable income of at least the minimum wage.
Keeping permanent statusOnce granted, you may lose it after 12 consecutive months outside the EU, or a long absence from Greece (as set by Greek law)
- Greek citizenshipAfter 7 years of continuous legal residence
Apply for Greek nationality and an EU passport. You must obtain the naturalisation certificate (PEGP: Greek at B1, plus history, geography, culture and political institutions; held twice a year), submit your Greek tax returns for the last 7 years and passport copies showing entries and exits, show a stable income and have no criminal convictions. Golden Visa years count provided you actually lived there for the required days; the decision usually takes 2–4 years or more.
Residence for citizenshipAt least 183 days a year in Greece for the 7 years (under 6 months abroad each year); some Greek lawyers advise about 10 months a year to be safe
General information only; requirements follow each country’s latest rules and can vary with your circumstances.
Greece Golden Visa client stories
Client storyGreek residence through a EUR 250,000 commercial-to-residential project
Mr Law’s Greece Golden Visa experience. He wanted European residence on a lower budget.
Read the full storyClient storyLetting the property long term, and a five-year Greek residence cardMr Yau’s Greece Golden Visa experience. He wanted European residence and a steady rental income.
Read the full storyClient storyA Greece Golden Visa through a EUR 400,000 propertyMs Hui’s Greece Golden Visa experience. She wanted a family base in Europe.
Read the full storyCompared with other options: Europe & Latin America Residency
See the Europe & Latin America Residency overview| Programme | Investment | Status | Typical timeline | Best for |
|---|---|---|---|---|
| Portugal Golden Visa (Fund Investment) | EUR 500,000 (qualifying fund) | Residence; permanent residence after five years | Usually about 1.5–3 years | EU residence without relocating |
| Greece Golden VisaThis programme | From EUR 250,000 (by area) | Five-year residence, renewable; PR after 5 years living there | Depends on processing | Schengen residence through property |
| Cyprus Permanent Residency | EUR 300,000 (new-build home) | Permanent residence | Usually about 2–6 months | Permanent residence in an EU country directly |
| Malta Permanent Residence Programme (MPRP) | Buy from EUR 375,000 or rent, plus government fees of EUR 99,000 | Permanent residence | Depends on due diligence | Three generations wanting EU permanent residence |
| Panama Qualified Investor Permanent Residency | New-build property from USD 300,000 | Permanent residence | Statutory processing about 15 + 30 working days | Permanent residence in the Americas through US-dollar assets |
| Paraguay Investor Permanent Residency | From USD 70,000 (real estate USD 200,000) | Permanent residence | Generally about 3–4 months | A lower-cost permanent residence in South America |
Greece Golden Visa FAQ
Can I list the property on a short-let platform?
No. Golden Visa properties may not be used for short-term letting, but can be let long term.
Do I need to live in Greece?
No. There is no minimum stay requirement during your residence.
Can I work?
The Golden Visa itself does not include the right to take up employment, but you can manage your own investments.
Sources
- Ministry of Migration and Asylum, Greece
- Greek National Registry of Procedures (Mitos): Golden visa (change of use) – initial issuance
- International Bar Association: The Greek Golden Visa after the 2024–2026 overhaul
- IMI Daily: Greek non-real-estate investment thresholds from 31 March 2024
- Zeya: Greece start-up investor residence permit
- IMI Daily: Greek minister on rebates and short-term sublets (October 2026)
- EY Greece: Circular 1/21.04.2026 on applying Article 100 of Law 5038/2023
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