Key points
- Greece's Golden Visa grants a five-year, renewable residence permit in return for a qualifying investment, most commonly real estate from €400,000 (~US$450,000) or €800,000 (~US$900,000), depending on the area.
- Holders can live and study in Greece and travel visa-free across the Schengen area, with no minimum-stay requirement, but the permit doesn't give the right to work.
- Eligible investors are 18 or older, have no criminal record, hold health insurance that covers them in Greece, 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.
- A Golden Visa property can't be rented out short term (under 60 days) or sublet, and breaking this can lead to the permit being revoked.
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 remains one of the better-known Golden Visa schemes in the EU. Law 5100/2024 raised the minimum property investment, especially in the most popular areas, so the entry point is higher than it used to be.
The most common route is a real estate purchase of €400,000 (~US$450,000) or €800,000 (~US$900,000), depending on where the property is. You can rent the property to long-term tenants, but short-term rentals and subletting aren’t allowed (see the rental rules below). 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 minimum investment from €250,000 (~US$280,000) for converted or listed properties, or €400,000 (~US$450,000) for most properties outside the high-demand areas
- The right to live and study 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.
Working in Greece with a Golden Visa
The Golden Visa doesn’t give you the right to work in Greece, either as an employee or self-employed, the ministry’s circular confirms. You can still set up a company or hold shares in one, as long as you don’t work in the business or act as its legal representative or an executive board member.
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 health insurance for each family member included in the application, either a private policy from a Greek insurer or a policy from your home country that explicitly covers you in Greece
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
Real estate is the most common route. Since Law 5100/2024, the minimum property investment depends on where the property is, according to the Ministry of Migration and Asylum’s Circular 1, dated April 21, 2026:
| Property location or type | Minimum investment |
|---|---|
| Attica region, Thessaloniki regional unit, Mykonos, Santorini, and islands with more than 3,100 residents | €800,000 (~US$900,000) |
| The rest of Greece | €400,000 (~US$450,000) |
| A property converted from another use, such as commercial, into a home, or a listed building being restored | €250,000 (~US$280,000) |
At the €800,000 and €400,000 levels, the investment must be in a single property with at least 120 square meters of main floor space. The same €800,000 and €400,000 minimums apply to the total rent on a long-term lease of hotel or furnished tourist accommodation, another route under the same law.
Greece also offers investor residence permits for other investments, such as capital in a Greek company, bonds or bank deposits. The minimums for these routes differ, so confirm the current amounts with the Ministry of Migration and Asylum before you invest.
If you completed a purchase before the new minimums took effect, the earlier amounts may still apply to you. The circular sets out the conditions.
Rules on renting out a Golden Visa property
A property used for a Golden Visa application or renewal can’t be rented out short term through the sharing economy, and it can’t be sublet. A short-term rental is a stay of under 60 days that offers nothing beyond accommodation and bed linen, whether or not it’s listed on a platform. Breaking the ban can lead to the permit being revoked or not renewed, plus fines.
Long-term rentals are still allowed. The ban doesn’t apply to properties bought under the rules in force before Law 5100/2024, or to investments completed within its transition period.
The circular also warns about rebate deals that bring the real price below the legal minimum, and misleading advertising about prices or rental income. These are referred to the tax and anti-money laundering authorities and can lead to the permit being revoked.
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 €2,000 (~US$2,200) 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 and the property hasn’t been rented out short term or sublet in breach of the rental ban. 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.
