Key points
- Greece's Golden Visa grants a five-year, renewable residence permit in return for a qualifying investment, most commonly real estate from EUR 250,000.
- Holders get the right to live, study and work in Greece plus visa-free travel across the Schengen area, with no minimum-stay requirement.
- Eligible investors are 18 or older, have no criminal record, hold Greek health insurance, and can include a spouse, children and dependent parents.
- The process can be completed largely remotely, with a single visit to Greece for biometrics; approval typically takes one to two months.
- Budget for roughly 8-10% of the investment in extra costs such as legal, notary, land-registry and government application fees.
The Greece Golden Visa is one of the more popular routes for foreign investors and non-EU nationals who want a foothold in Europe. In exchange for a qualifying investment, the program offers residency in Greece and, over the longer term, a possible path toward permanent residence or citizenship. This guide walks through how the program works, who can apply, what it costs, and how to submit an application. It is general information rather than legal advice, so check the official Greek government sources before committing to any investment.
What is the Greek Golden Visa program?
Greece launched its Golden Visa program in July 2013. It grants a five-year residence permit in return for a qualifying investment, and it is widely considered one of the more competitive Golden Visa schemes in the EU thanks to its comparatively low entry point.
The most common route is a real estate purchase of EUR 250,000 or more, and the property can be rented out after purchase. The permit is valid for five years and can be renewed every five years as long as the investment is maintained. There is no requirement to live in Greece to keep or renew the permit. The program is popular with US, British and Turkish nationals, among others.
Benefits of the Greece Golden Visa program
- A relatively low minimum investment of EUR 250,000
- The right to live, study and work in Greece
- Visa-free travel throughout the Schengen area
- Eligibility for direct and extended family members
- Potential tax benefits for residents and non-residents
- No minimum-stay requirement
- An immediate five-year residence permit
- The ability to apply largely remotely
Remote Greece Golden Visa application
Much of the application can be completed remotely, without living in Greece during the process, provided the other requirements are met. Applicants receive a temporary residence document (often referred to as the “blue certificate”) by mail. A single in-person visit to Greece is required to submit biometric data at an immigration office.
Double taxation treaty for Golden Visa applicants in Greece
Golden Visa holders may benefit from double-taxation agreements between Greece and their home country. Depending on your home country and how much time you spend in Greece, you may be able to avoid certain Greek tax obligations. Investors classified as Greek tax residents may qualify for tax incentives. Income generated within Greece, such as rental returns on a property, remains subject to Greek taxation. Tax treatment varies by situation, so confirm the details with a qualified tax professional.
Who can apply for the Greek Golden Visa?
To be eligible, an applicant must:
- Be 18 years of age or older
- Have no criminal record in any country of residence
- Make a significant qualifying investment into the Greek economy
- Hold medical insurance from a Greek insurance provider for each family member included in the application
Greece Golden Visa eligibility for family members
The following family members can be included in the application:
- Spouse
- Unmarried children under 21
- Dependent parents (of the applicant or the spouse)
- Children aged 21 to 24 who are pursuing studies
Included family members receive the same residence rights and can travel visa-free throughout the Schengen zone.
Real estate property investment and other requirements for the Greek Golden Visa
There are several qualifying investment options:
| Investment option | Minimum amount |
|---|---|
| Real estate property purchase | EUR 250,000 |
| Hotel or tourist residence lease (10-year minimum contract) | EUR 250,000 |
| Capital investment in a Greek company | EUR 400,000 |
| Bonds or shares in a Greek real estate investment company | EUR 400,000 |
| Deposit in a Greek bank account | EUR 400,000 |
| Government or corporate bonds | EUR 800,000 |
Real estate is the lowest-cost route to the Greek Golden Visa, and Greek property prices remain among the lower ones in Europe, which is part of the program’s appeal.
How to apply for the Golden Visa Greece Program
- Choose your preferred investment method.
- Obtain a Greek non-resident tax identification number and open a Greek bank account.
- Complete your chosen investment, such as purchasing the property.
- Gather all of the required documentation for the application.
- Submit your biometric data at a Greek immigration office, which requires one physical visit to Greece.
Because the application can now be handled largely remotely, the only mandatory trip is for biometrics. Processing typically takes one to two months from submission to approval.
Documents needed for the Greek Golden Visa application
- Completed Golden Visa application form
- Recent passport-style photographs
- Valid passport
- Proof of payment for the application and government fees
- Health insurance documentation for the applicant and every family member applying
- Proof of the investment funds and their source
- Investment-specific documents, such as the real estate purchase contract, company investment agreements, and a Land Registry certificate
All documents must be translated into Greek, either by a Greek attorney or by the Translation Service of the Ministry of Foreign Affairs in Athens.
Costs to apply for the Greek Golden Visa
On top of the investment itself, plan for additional costs of roughly 8% to 10% of the total investment amount. These include:
- Government application fees of approximately EUR 2,000 per family member
- Legal fees
- Taxes
- Land registry fees
- Notary fees
Note that these are government and third-party costs tied to the residency program. They are separate from any service fee a private provider such as iVisa may charge for optional help with related travel documents. Confirm current government fee amounts with the relevant Greek authorities before you apply.
Obtaining Greek citizenship through the Golden Visa program
The Golden Visa is initially valid for five years. Investors may become eligible to apply for Greek citizenship after seven years of maintaining the investment. Unlike keeping the residence permit, pursuing citizenship generally requires you to actually reside in Greece and pay taxes there. You will also need to show integration into Greek society, including basic Greek language proficiency verified through an examination.
How to renew your Greek Golden Visa
The permit can be renewed every five years, as long as the qualifying investment is maintained. You do not need to live in Greece to renew. Family members’ permits are tied to the main investor’s permit, so they renew alongside it.
Next steps for your Greece Golden Visa application
Before applying, it can help to visit Greece to view properties in person, and to compare the Greek program with alternatives such as Portugal’s Golden Visa. Keep in mind that, depending on your nationality, you may need a Schengen visa simply to enter Greece for a visit.
For the travel-document side of things, iVisa offers an online passport-photo service and a visa checker tool to see whether you need a Schengen visa. These are optional conveniences and are separate from the Golden Visa application itself, which is handled through the Greek government and the professionals you engage for the investment. Always verify current requirements with official Greek government sources.
