Complete Guide to Costs, Investments and EU Residency
The Greece Golden Visa Program is one of the most popular residency-by-investment programs in Europe, allowing non-EU citizens to obtain a Greek residence permit through qualifying investments. The program offers long-term legal residence in Greece, visa-free travel within the Schengen Area, family reunification benefits, and a potential pathway to Greek and European Union citizenship.
Since its introduction in 2014, the Greek Golden Visa program has undergone significant regulatory changes, including updated investment thresholds, regional zoning, and stricter compliance requirements. As a result, careful planning and proper legal guidance are essential to ensure eligibility and avoid delays or rejection.
The Greece Golden Visa grants a renewable five-year residence permit to non-EU and non-EEA nationals who complete a qualifying investment in Greece. While the program does not grant immediate citizenship, it provides lawful long-term residence and establishes eligibility for Greek citizenship through naturalization after seven years of actual residence in the country.
Golden Visa holders benefit from the right to reside in Greece, travel freely throughout the Schengen Zone, access healthcare and education systems, include eligible family members in the application, and build a long-term pathway toward EU citizenship.
As of August 31, 2024, the Greek Golden Visa program applies a tiered investment system based on location and property type. In high-demand areas such as the Administrative Region of Attica, Thessaloniki, Mykonos, Santorini, and islands with populations exceeding 3,100 residents, the minimum investment threshold is set at €800,000. The investment must concern a single residential property with a minimum surface area of 120 square meters, and the property cannot be used for short-term rentals or as a registered business headquarters.
For all other regions of Greece, the minimum investment threshold is €400,000. The same requirements apply regarding property size, single-property ownership, and usage restrictions.
Nationwide, a minimum investment of €250,000 applies to commercial properties converted into residential use, provided the conversion is completed before the Golden Visa application is submitted. The same minimum applies to the restoration of listed or preserved buildings, with renovations required to be completed within five years in order to renew the residence permit.
Failure to comply with usage restrictions may result in administrative fines of up to €50,000 and revocation of the residence permit.
In addition to real estate investments, the Greece Golden Visa program allows alternative qualifying investments. These include capital investments of €500,000 in Greek companies or Greek-focused investment funds, €500,000 in Greek government bonds, €800,000 in shares or corporate bonds of Greek listed companies, fixed-term deposits of €500,000 in Greek banks, and investments in real estate investment companies or alternative investment funds whose assets are located exclusively in Greece.
Selecting the appropriate investment structure requires legal, tax, and financial due diligence in order to ensure compliance with Greek immigration and investment regulations.
The application process for the Greece Golden Visa typically begins with a legal eligibility assessment and investment selection. Applicants must obtain a Greek tax identification number, open a Greek bank account, complete the qualifying investment, and prepare a fully compliant application file. This includes the legalization and official translation of all required documents before submission to the competent Immigration Authority. Biometric data collection follows, after which the authorities review the application and issue a five-year residence permit upon approval.
Accuracy and consistency across all documents are critical, as discrepancies frequently lead to delays or rejection.
Applicants are required to submit a valid passport, proof of the qualifying investment, evidence of lawful source of funds, private health insurance valid in Greece, medical certificates, family status documents where applicable, and all supporting records properly translated and legalized.
Beyond the investment amount, applicants should account for additional costs, including a government residence permit fee of €2,000 for the main applicant, €150 for each dependent over the age of 18, a €16 residence card issuance fee, property transfer taxes, notary and land registry fees, as well as legal, translation, and administrative expenses. The total cost varies depending on the investment structure and number of family members included.
The Greek Golden Visa allows the inclusion of the applicant’s spouse or registered partner, children up to the age of 21, and the parents of both spouses. All eligible family members receive residence permits under the same application.
Golden Visa holders may benefit from Greece’s non-dom tax regime, which allows a flat annual tax of €100,000 on foreign-source income regardless of amount, exemption from inheritance and gift tax on assets held abroad, optional extension of the regime to family members, and a benefit duration of up to fifteen years.
Holders of a Greek Golden Visa may apply for Greek citizenship by naturalization after seven years of lawful and actual residence in Greece. This process requires demonstrated knowledge of the Greek language, integration into Greek society, and fulfillment of statutory naturalization criteria.
A successful Greece Golden Visa application requires far more than a qualifying investment. Our office provides full legal support throughout the process, including verification of investment eligibility, coordination with notaries, banks, and public authorities, correction of name discrepancies, registration of foreign civil status acts, recognition of foreign documents, and preparation of a complete, compliant application file. Proper legal handling significantly reduces the risk of delays, rejections, or future renewal issues.
The Greece Golden Visa is a residency-by-investment program that allows non-EU nationals to obtain a Greek residence permit through a qualifying investment. It provides long-term residency in Greece and visa-free travel within the Schengen Area.
The minimum investment for the Greece Golden Visa ranges from €250,000 to €800,000, depending on the location and type of investment. High-demand regions such as Athens, Thessaloniki, Mykonos, and Santorini require higher thresholds.
The Golden Visa does not grant immediate citizenship. However, it creates a legal pathway to Greek citizenship through naturalization after seven years of lawful and continuous residence in Greece, provided all legal and integration requirements are met.
Yes. The Greece Golden Visa allows family reunification. Eligible family members include the applicant’s spouse or partner, children up to 21 years old, and dependent parents of both the main applicant and the spouse.
The Greece Golden Visa does not permit salaried employment in Greece. However, it allows investors to own businesses, earn rental income, receive dividends, and engage in other investment activities.
In most cases, short-term rentals such as Airbnb are not permitted under the current Golden Visa regulations. Using the property in violation of the rules may result in fines and revocation of the residence permit.
Processing times typically range from 2 to 6 months, depending on the investment structure, document accuracy, and administrative workload. Proper legal preparation can significantly reduce delays.
Beyond the property or investment cost, applicants should budget for government fees, legal fees, notary fees, property transfer tax, translations, apostilles, and residence permit issuance and renewal fees.
Errors in names, dates, or unregistered foreign civil status changes can lead to delays or rejection. Professional legal review and correction of discrepancies are critical to a successful Golden Visa application.
The Greece Golden Visa program involves complex legal, tax, and immigration requirements that change frequently. Professional guidance ensures full compliance, protects your investment, and supports a smooth transition to long-term residency and potential EU citizenship.