Greek Golden Visa FAQ 2025

The Greek Golden Visa is a residence permit by investment program established by Law 4251/2014 and updated by Law 5100/2024. It allows non-EU citizens and their families to obtain a 5-year renewable residence permit in Greece by making a qualifying investment.

Key Benefits:

• 5-year residence permit, renewable indefinitely
• Visa-free travel throughout the Schengen Area (90 days per 180-day period)
• Access to Greek public healthcare and education systems
• No minimum stay requirement to maintain the permit
• Potential pathway to Greek citizenship after 7 years
• Family reunification for spouse, children, and parents

Non-EU/EEA/Swiss citizens who meet the following criteria:

• Are 18 years of age or older
• Have a valid passport
• Can make the required qualifying investment (€250,000 to €800,000 depending on the route)
• Have no criminal record
• Have private health insurance covering all risks in Greece
• Pass KYC (Know Your Customer) and OFAC compliance checks

EU citizens are not eligible as they already have freedom of movement within the European Union.

Greece offers several investment pathways to qualify for the Golden Visa:

• Real Estate: €800,000 (high-demand areas) or €400,000 (other regions)
• Property Conversion: €250,000 for converting commercial to residential property
• Heritage Restoration: €250,000 for restoring listed buildings
• Capital Contribution to Greek Company: €400,000
• REIT Investment: €400,000 in Real Estate Investment Company
• Greek Government Bonds: €400,000 with 3+ year maturity
• Term Deposit: €400,000 in Greek bank for 1+ year
• Traded Securities: €800,000 in Greek stock market instruments

The minimum investment depends on the type and location of investment:

Law 5100/2024 introduced a single-property requirement for both the €800,000 and €400,000 real estate tiers. The investment must be in one property of at least 120 square meters.

This is a major change from the previous rules which allowed combining multiple smaller properties. This restriction does not apply to:

• The €250,000 conversion or restoration routes (though each must still be a single property)
• Financial investment routes, where you can diversify across multiple qualifying instruments

Under Law 5100/2024, high-demand areas requiring €800,000 minimum investment include:

• Attica Region (Greater Athens area)
• Thessaloniki (Greece's second-largest city)
• Mykonos (luxury island destination)
• Santorini (iconic Cycladic island)
• Islands with population over 3,100 residents, including:
  • Crete
  • Rhodes
  • Corfu
  • And other major Greek islands

All other regions in Greece require a €400,000 minimum investment.

A Ministerial Decision (FEK B 1807/22.03.2024) explicitly forbids using Golden Visa properties for short-term rentals such as Airbnb, Booking.com, or similar platforms.

Penalties for violation:

• €50,000 administrative fine
• Revocation of your residence permit

This rule applies to all new investments made under the current framework. Long-term rentals (annual leases) are permitted, allowing you to generate rental income legally.

For the €800,000 and €400,000 real estate investment tiers, the property must have a minimum surface area of 120 square meters (approximately 1,290 square feet).

Purpose of this requirement:

• Encourages purchase of larger, family-suitable homes
• Prevents program from fueling price inflation in the small apartment market
• Ensures investment contributes to long-term residential housing supply

Note: The 120 sq.m. minimum does not apply to the special €250,000 routes for property conversion or restoration of listed buildings.

This special route allows investment of just €250,000 (the original Golden Visa threshold) for converting a commercial property to residential use.

Key requirements:

• Available nationwide - regardless of location (even in high-demand areas)
• No minimum size requirement (unlike the 120 sq.m. rule for standard purchases)
• Must be a single property
• Conversion must be complete before application
• Cannot be used as a business headquarters or branch office

This is an attractive option for investors seeking the lowest cost entry point in prime locations like Athens or Thessaloniki.

Yes, investing €250,000 in purchasing and fully restoring a listed heritage building (διατηρητέο μνημείο) qualifies for the Golden Visa.

Key requirements:

• Available nationwide regardless of location or size
• Must be a single property
• Full restoration is a prerequisite for the first 5-year renewal
• Failure to complete restoration carries severe penalties

Greece offers several financial and capital investment routes introduced by Law 4605/2019 that remain unchanged by the 2024 reforms:

These routes offer a stable, cost-effective alternative to the inflated real estate tiers and provide portfolio diversification.

Yes, through the Capital Contribution to Alternative Investment Funds (AIFs) route with a €400,000 minimum investment.

This can include:

• Venture Capital Companies investing in Greek-based companies
• Mutual Funds focused on Greek innovation and technology startups
• Investment funds exclusively targeting Greek companies

Benefits:

• Support Greece's growing startup ecosystem
• Potential for investment returns
• Network with European innovation community
• Same Golden Visa benefits as real estate route

Step-by-step application process:

1. Initial Consultation: Work with licensed consultants to determine eligibility and best investment route
2. Obtain Tax ID (AFM): Get a Greek tax identification number (can be done via Power of Attorney)
3. Open Greek Bank Account: Required for investment transactions
4. Complete Qualifying Investment: Purchase property or make financial investment
5. Gather Required Documents: Passport, criminal record, health insurance, investment proof, photos
6. Submit Application: File with Ministry of Migration and Asylum through legal representative
7. Provide Biometrics: The only mandatory in-person step (fingerprints and photo)
8. Receive Permit: Typically within 3-6 months

Good news: Most of the process can be completed remotely via Power of Attorney (PoA), making it highly accessible for overseas investors.

Core Required Documents:

• Completed application form
• Four recent, color, passport-sized digital photos
• Certified copy of valid passport
• Proof of investment (property purchase contract, notary certificate, land registry proof, or financial investment documentation)
• Private health insurance contract covering all risks in Greece
• Proof of payment for all administrative fees
• Recent criminal record certificate from country of residence
• Greek Tax ID (AFM)
• Proof of Greek bank account

Note: All foreign documents must be officially translated to Greek and may require apostille certification depending on your country of origin.

Official Greek Government Fees:

Additional Costs to Budget For:

• Legal representative fees (€3,000 - €8,000 typically)
• Real estate agent commission (if applicable)
• Property transfer tax (3.09% of property value)
• Notary fees
• Translation and apostille services
• Health insurance premiums

The Greek Golden Visa application process has been streamlined to allow significant remote processing.

Can be done remotely via Power of Attorney (PoA):

• Obtaining Greek Tax ID (AFM)
• Opening Greek bank account
• Viewing properties (via video tours)
• Submitting application documents

Many investors complete property viewings and document signing during the same trip as their biometric appointment.

Yes! The Greek Golden Visa allows family reunification. Eligible dependents receive their own individual residence permits.

Children can be included as dependents if they are unmarried and under 21 at the time of application and renewal.

When children turn 21:

• They can no longer renew as dependents on your permit
• They may apply for their own residence permit under a different category (e.g., student visa, work permit)
• If they have lived in Greece for 7 years, they may be eligible to apply for citizenship independently

Planning tip: Consider timing your application if you have children approaching age 21 to maximize their coverage period.

This is the most significant restriction of the program. Golden Visa holders cannot be employees in Greece or any other EU country.

What you CAN do:

• Own and manage a business (as owner/director)
• Invest in companies
• Earn rental income from properties
• Receive dividends from investments
• Work remotely for non-EU employers (though tax implications apply)

What you CANNOT do:

• Be employed by a company (Greek or EU)
• Receive a salary as an employee

The Greek Golden Visa provides extensive rights:

No! This is one of the major advantages of the Greek Golden Visa program.

There is no minimum stay requirement to maintain or renew your residence permit. You can spend zero days in Greece per year and still keep your permit valid, as long as you:

• Maintain your qualifying investment
• Keep valid health insurance
• Renew every 5 years

Typical timeline from start to permit:

Factors that can speed up the process:

• Working with experienced legal representatives
• Having all documents ready and properly certified
• Choosing financial investments over real estate (faster transaction)
• Avoiding application errors or incomplete submissions

The Greek Golden Visa residence permit is valid for 5 years from the date of issuance.

It can be renewed indefinitely for additional 5-year periods, provided you continue to meet the requirements.

Renewal requirements:

• Prove continued ownership/maintenance of qualifying investment
• Maintain valid health insurance covering Greece
• Pay renewal fees (same as initial application: €2,000 main + €150 per dependent)
• Provide updated passport and photos
• Submit renewal application before expiration

Good to know:

• No additional investment required
• No minimum stay requirement to be eligible for renewal
• Process is simpler and faster than initial application
• Renewal fees: €2,000 (investor) + €150 (each adult dependent) + €16 (per person)

Yes, the Golden Visa provides a potential pathway to Greek citizenship, introduced by Law 4332/2015.

Requirements for naturalization:

• 7 years of continuous residency in Greece
• Proof of integration (language proficiency, cultural knowledge)
• Financial self-sufficiency
• Clean criminal record
• Passing Greek language and civics exams

Greece allows dual citizenship, so you will not be required to renounce your current citizenship when becoming a Greek citizen.

However, check your home country's laws:

• Some countries do not permit dual citizenship and may require you to renounce if you acquire Greek citizenship
• Consult with legal advisors from both Greece and your home country

Law 5100/2024, effective September 1, 2024, brought the most significant changes to the Greek Golden Visa since its inception:

These changes represent a 220% increase in minimum investment for prime areas, fundamentally reshaping the program.

Yes! Law 5100/2024 included a crucial transitional period for investors already in the pipeline.

No - excellent news! The alternative financial and capital investment routes remain largely unchanged.

While real estate investments saw dramatic price increases, the following routes maintained their thresholds:

• Capital contributions: €400,000
• REITs: €400,000
• Greek government bonds: €400,000
• Term deposits: €400,000
• Mutual funds: €400,000
• Traded securities: €800,000

This makes financial investments an increasingly attractive alternative to the inflated real estate tiers.