If you’re looking for EU residency via investment, Greece remains one of the most straightforward paths. The program grants a renewable 5-year residence permit to non-EU investors and their families, with visa-free Schengen travel and no minimum stay requirement to maintain the permit, so you can keep the card active even if you’re not living in Greece full-time.
Later, if you do make Greece your home, there’s a separate, longer track to citizenship (think seven years of real residence with language/integration requirements).
Where things changed recently is the investment landscape. In 2024–2025, Greece moved to tiered minimums by location and added stricter use rules for qualifying properties.
The headline: prime areas now require significantly more capital than before, while a few targeted €250k exceptions survive for urban-renewal projects.
What you'll discover in this guide:
- Recent Major Changes to the Greece Golden Visa
- What is the Greece Golden Visa?
- What are the Benefits of Greece Golden Visa?
- Who is Eligible ?
- Investment Options for Greece Golden Visa
- The Application Journey and Timeline
- List of Required Documents (For All Stages)
- Costs, Fees and Taxes
- Frequently Asked Questions
- and more...
What's New: Recent Major Changes to the Greece Golden Visa
- 23 Dec 2022 — Law 5007/2022: Introduced the designated-area increase to €500k (parts of Athens, Vari–Voula–Vouliagmeni, Thessaloniki, Mykonos, Santorini). Transitional rule allowed 10% deposit by 31 Jul 2023 and completion by 31 Dec 2023 to keep the old €250k in those areas.
- 5 Apr 2024 — Law 5100/2024: Overhauled the program with tiered minimums (€800k in Attica/Thessaloniki/Mykonos/Santorini/islands >3,100 pop.; €400k elsewhere), single-property rule, 120 m² minimum (standard routes), plus short-term rental & subletting bans and no HQ/branch use (with fines and potential permit revocation). Law entered into force on publication.
- Transition window
• Lock-in by 31 Aug 2024 with a 10% deposit (or other qualifying proof) →
• Complete by 31 Dec 2024 under the pre-change terms;
If that fails, complete it on a different property by 30 Apr 2025 under the old terms (conditions apply). - From 1 Sep 2024: New transactions that didn’t lock in by 31 Aug 2024 must follow the new regime (tiers, 120 m², single-property, use bans).
What is the Greece Golden Visa?
The Greek Golden Visa program is a residency-by-investment program that grants non-EU/EEA nationals (and their families) a renewable 5-year residence permit in exchange for a qualifying investment.
You can live in Greece and enjoy short-stay Schengen travel (90/180), and there’s no minimum stay to keep the permit active—you simply maintain the qualifying investment.
Real estate has been the most common route, but non-real-estate options (e.g., bank deposits, bonds, and funds) exist for foreign investors who prefer financial instruments.
What are the Benefits of the Greecle Golden Visa?
Greece’s Golden Visa is designed for people who want an EU base without uprooting their life on day one. You make a qualifying investment, receive a renewable 5-year residence card, and you can add close family under the same umbrella.
It’s practical, it’s flexible, and, importantly, it keeps your options open if you later decide to live in Greece full-time and build toward long-term status.
Think of the Golden Visa as a flexible residency tool: use it for mobility and family planning today, and, if you later move to Greece, treat it as the on-ramp to deeper rights.
Just remember the golden rule: maintain a qualifying investment and follow the program’s use restrictions. Citizenship is possible down the line, but it’s a separate path that requires real residence and integration; we’ll spell that out in the next section.
Eligibility Criteria for the Greece Golden Visa Program in 2025
To qualify for Greece’s Golden Visa, you need to meet a clear set of requirements.
The program is open to investors outside the EU, EEA, and Switzerland, and it’s designed with both the main applicant and close family in mind.
Main Applicant Requirements
- ✅ Must be a non-EU/EEA/Swiss national
- ✅ At least 18 years old
- ✅ Have a clean criminal record in Greece and your home country
- ✅ Proof of lawful funds (bank statements, AML compliance letter)
- ✅ A valid passport recognised for Schengen entry
- ✅ Private health insurance that covers medical care in Greece
Family Members You Can Include
One of the strongest aspects of Greece’s Golden Visa is the generous family scope. Alongside the main applicant, you can include:
- ✅ Spouse or registered partner
- ✅ Children under 21
- ✅ Children aged 21–24, provided they are full-time students and financially dependent
- ✅ Parents of either spouse, without needing to prove dependency
Avoid Common Proofreading Mistakes
Errors in paperwork often cause delays in applications, not the investment itself. Watch out for:
- Documents missing apostilles or official stamps
- Name mismatches between passports and supporting documents
- Expired police certificates (they must be less than 3 months old at filing)
- Insurance that doesn’t clearly state coverage in Greece/Schengen
- Overlooking marriage/birth certificates for dependents
Don’t Miss the Documents Section
Want to be certain you’ve got everything lined up? 👉 Check our “Required Documents” section below for a full breakdown of what you’ll need to submit.
Greece Golden Visa Investment Routes
Greece’s Golden Visa program offers several qualifying investment pathways. Real estate remains the most popular, but financial and alternative routes are also available.
The rules changed significantly recently, with new tiers, restrictions, and exceptions.
Key Footnotes
- 📌 Single-property rule: You must meet the minimum with one qualifying property, not multiple smaller ones.
- 📌 120 m² minimum: Applies to Tier-1 and Tier-2 purchases (but not to conversion/restoration projects).
- 📌 Unencumbered threshold: The qualifying investment amount must be free of any mortgage.
- 📌 Conversion timing: For €250k projects, the conversion or restoration must be fully complete before you apply.
Demand & Programme Statistics (2024–2025)
Interest in the Greek Golden Visa program has remained strong despite the rule changes. In 2024, Greece received over 9,200 applications, which marked a 10% increase on 2023 and nearly double the figures from 2022. The surge created a backlog, with close to 9,500 files still pending review by mid-2024.
In terms of nationalities, China continues to dominate, accounting for more than half of all permits issued since the programme began. Turkey consistently ranks second, followed by Lebanon, Egypt, and, increasingly, the United Kingdom and United States.
British demand spiked after Brexit, while American interest has grown steadily, with 2024 seeing nearly 50% more US applicants compared to the previous year.
The chart shows China’s clear lead, with Turkey, Lebanon, and Egypt steady behind, but the real story is the sharp rise of UK and US applicants reshaping recent demands.
Use Restrictions & Fine Print
Owning a Golden Visa property in Greece isn’t a free-for-all. There are rules attached to how you use and finance it:
- No Airbnb or subletting: Properties bought for the Golden Visa cannot be rented on short-term platforms (Airbnb, Booking.com, etc.). Breaching this can lead to fines and even cancellation of your permit.
- Not for company HQs: If you buy through your business, the property can’t be registered as a company headquarters or branch office.
- Mortgage rules: You can use a loan for part of the property price, but the minimum qualifying investment (€400k/€800k, or €250k in special cases) must be paid in full, in cash. Only the amounts above can be financed.
- Selling or switching properties: You’re allowed to sell, but you must always own a qualifying property (or another eligible investment) to keep and renew your permit.
Myth vs Fact (reader-friendly)
The Application Journey: A Step-by-Step Walkthrough
While the concept of the Golden Visa is simple, the application process involves multiple legal and administrative stages.
With proper planning and professional guidance, you can complete most of the process remotely, with only one in-person visit required for biometrics.
Step 1: Initial Consultation & Choosing Your Investment
Define your objectives and select the most suitable investment pathway. Given the significant financial commitment and the complexity of recent rule changes, it’s highly recommended to consult both an independent immigration lawyer and a financial advisor before committing funds.
Step 2: Engage Legal Counsel & Grant Power of Attorney (POA)
A licensed lawyer can handle nearly the entire process under a Power of Attorney (POA). This document can be signed at a Greek consulate abroad or before a notary in Greece.
With it, your lawyer can open bank accounts, sign contracts, and file applications on your behalf, so it’s crucial to understand the scope before signing.
Step 3: Preliminary Steps in Greece (Handled via POA)
Your lawyer completes the preparatory actions:
- Obtain a Greek Tax Identification Number (AFM): mandatory for any financial transaction.
- Open a Greek bank account: you are required to transfer your investment funds and pay taxes andfees.
Banks apply strict due diligence (KYC) checks here, so documentation must be thorough.
Step 4: Execute the Investment
Due diligence is carried out on your chosen investment. For real estate, this means verifying the title deed and legal status of the property; for financial instruments, it means validating the legitimacy of the fund or security.
After this, your lawyer finalises the purchase or subscription, and the alternative investment fund are transferred to Greece. Proof that money originated abroad is a strict requirement.
Step 5: Gather and Submit Application Documents
A complete dossier must be prepared for you and your family. This typically includes:
- Completed application form
- Certified copy of valid passport
- Four recent passport-sized photos
- Proof of completed investment (e.g., notarised purchase agreement)
- Proof of funds and their legal origin
- Clean criminal record certificate
- Valid health insurance covers Greece.
- Family status documents (marriage, birth certificates)
All foreign documents must be certified (Apostille/legalisation) and officially translated into Greek. Your lawyer then files the application online.
Step 6: Receive Temporary Permit (“Blue Paper”)
Once the application is submitted, you receive a receipt, traditionally a “blue paper”, now often a digital PDF, that functions as a temporary residence permit.
It allows you to remain legally in Greece while your file is processed, but it does not provide Schengen travel rights.
Step 7: The Biometrics Appointment
This is the only mandatory in-person step for you and your family. At the immigration office, fingerprints, photos, and signature samples are taken. These steps must usually be completed within six months of submitting your application.
Step 8: Receive Your 5-Year Residence Permit
After biometrics and final approval, the residence cards are issued. Legally, the issuance of residence cards should occur within two months; however, delays may happen.
Your lawyer can collect the cards on your behalf and courier them to you abroad. Each card is valid for five years and can be renewed if the qualifying investment is maintained.
Greece Golden Visa Application Timeline
The Greece Golden Visa process is structured but varies in speed depending on how quickly you prepare documents, how long bank KYC checks take, and the backlog at the immigration office where you file.
In practice, most applicants can complete the process in 3–6 months, but delays of up to 9–12 months are possible in busy regions like Athens.
The journey breaks down into eight clear steps, starting with your investment choice and ending with your five-year residence card. Only one in-person visit (for biometrics) is mandatory; the rest can be handled by your lawyer under a POA.
At a glance
- Fastest possible path: ~3 months (documents ready, smooth banking, low-backlog office).
- Average journey: 5–7 months for most investors.
- Long delays: Up to 12 months if banking or biometrics are slow.
Greece Golden Visa Required Documents
Below is a clean, stage-by-stage pack you can follow. Keep originals plus clear scans. Where noted, documents must be apostilled(legalised) and translated into Greek by an approved translator.
Investment documents (by route)
Real estate
- Notarial purchase deed (final contract) + certified copy
- Land Registry / Cadastre certificate (ownership registration)
- Proof of funds from abroad (bank SWIFT/MT103, transfer slips)
- Seller payment receipts (full consideration received)
- Property tax receipts (transfer tax or VAT payment proof)
- Notary & registry fee receipts
- Technical/title due diligence summary (encumbrances, planning, sqm confirmation)
Financial routes (deposit/bonds/funds/shares)
- Subscription/purchase agreement (signed)
- Custodian/bank confirmation of holdings (on letterhead)
- Trade confirmations / settlement notes (ISINs where applicable)
- Portfolio/position statement (showing the qualifying minimum)
- Proof of inbound funds to Greece (bank SWIFT/MT103)
Tip: Keep everything that proves amounts, instruments, and custody in Greece—that’s what authorities look for.
Main applicant documents
- Passport (valid; certified copy)
- Recent biometric photos (per Greek specs)
- Criminal record certificate from country of residence (+ apostille/legalisation)
- Proof of lawful funds (bank statements, source-of-funds trail, sale contracts, dividends, etc.)
- A policy certificate for private health insurance that covers Greece.
- Greek Tax ID (AFM) confirmation
- Proof of address (where available)
- Power of Attorney (POA) (if your lawyer files on your behalf)
Family documents (as applicable)
- Spouse/partner: marriage certificate or registered partnership (apostilled/legalised + Greek translation)
- Children: birth certificates; for 21–24, dependency/student proof (enrolment letter, tuition receipts)
- Parents / parents-in-law: birth/marriage documents that show a relationship (no dependency proof is typically required).
- Passports + photos for all dependants
- Consent / custody documents for minors if only one parent applies
Translations & apostilles (common pain points)
Who can certify/translate
- Apostille is required for Hague member countries, while consular legalisation is needed for other cases.
- Translation by: a Greek Ministry-listed translator, a Greek lawyer, or an approved translation service per current rules.
Typical rejections (avoid these)
- Name mismatches across documents (add a notarised name-variance statement if needed)
- Expired police certificates (order near filing—check validity window)
- Missing apostilles/legalisation on civil status documents
- Poor scans (low resolution, cropped seals)
- Unclear source of funds (make the trail explicit with a short cover note)
Costs & Government Fees
While the minimum investment amount is the headline figure, the real cost of the Greece Golden Visa includes application fees, taxes, notarial costs, and ongoing property expenses.
On average, expect 8–12% extra on top of the property price.
Cost Breakdown (Property Route)
Example Calculator (Real Estate Scenarios)
- At a €400k property purchase (regional Greece)
- Transfer tax (3%): €12,000
- Notary + registry (~2%): €8,000
- Legal fees (1.5%): €6,000
- Permit fees: €2,000 (main + family)
- Insurance, translations, extras: ~€2,500
Estimated total: ~€430k–€445k
- At an €800k property purchase (Athens/Mykonos/Santorini, etc.)
- Transfer tax (3%): €24,000
- Notary + registry (~2%): €16,000
- Legal fees (1.5%): €12,000
- Permit fees: €2,000 (main + family)
- Insurance, translations, extras: ~€3,000
Estimated total: ~€860k–€880k
- Transfer tax (3%): €24,000
Fees by Investment Route (Golden Visa Program)
Taxes as a Greece Golden Visa Resident
Your tax obligations in Greece depend on whether you are considered a tax resident or a non-resident.
Non-Resident
- You are taxed only on Greek-source income (for example, long-term rental income from your qualifying property).
- Income outside Greece is not taxable locally if you are a non-resident.
Resident (183+ days per year)
- If you spend more than 183 days per year in Greece, you are treated as a Greek tax resident.
- Tax residents are subject to tax on their worldwide income.
- Special regimes exist, such as the 7% flat tax for foreign pensioners (Law 4714/2020), which can make relocating attractive. Official source
Double Tax Treaties (DTT)
Greece has signed double tax treaties with many countries. These agreements ensure you won’t be taxed twice on the same income, once in Greece and again in your home country.
In practice, you declare income in both places but use credits/exemptions so you only pay the higher of the two applicable rates.
Renewing your Greece Golden Visa
The main condition for renewing your Greek Golden Visa is to maintain a qualifying investment and hold valid residence documents.
You should apply for renewal at least 60 days before your permit expires to avoid gaps.
At renewal, you will need to show:
- Prove you still own the qualifying property or financial asset.
- Valid health insurance covers Greece
- Updated passports and family documents
The renewal fee is about €2,000 per main applicant and €150 per family member, plus €16 per card. Processing usually takes a few months, though times can vary by immigration office.
Greece Golden Visa Compared to Other European Programs
Golden Visa programs differ sharply across Europe, especially after recent reforms.
Common Mistakes & How to Avoid Them
Even well-prepared applicants run into problems. Most issues come from misunderstandings or rushing paperwork.
Here are the 10 most common pitfalls and how to sidestep them.
Avoiding these mistakes can save you time, money, and unnecessary stress. With careful planning and the right legal guidance, the process becomes far smoother, letting you focus on the benefits of your new residency rather than the paperwork pitfalls.
Highlights: Why Choose Greece vs Others
Why choose Greece?
- ✅ Still offers real estate, unlike Portugal or Italy.
- ✅ Low entry of €250k still exists (special projects).
- ✅ No physical stay requirement, pure “Plan B” residency.
- ✅ Broad family inclusion (spouse, children up to 24, and both sets of parents).
Why choose others?
- 🇮🇹 Italy: Best for entrepreneurs/wealthy HNWIs seeking tax optimisation (flat €200k regime).
- 🇵🇹 Portugal: Most direct citizenship path (5 years) despite long queues.
- 🇭🇺 Hungary: Fast processing + newly reopened direct property option.
- 🇨🇾 Cyprus: Immediate permanent residency; low physical presence requirement.
- 🇲🇹 Malta: Strongest EU passport route via MEIN; PR programme for those seeking security.
Frequently Asked Questions
Final Thoughts
The Greece Golden Visa remains one of the most attractive residency-by-investment programs in Europe, combining relatively low entry thresholds, Schengen mobility, and the ability to include the whole family under one permit.
While recent reforms tightened eligibility and investment rules, the program still offers flexibility for investors who want either a base in Greece or a long-term “Plan B” option in the EU.
At Movingto, we work with experienced, licensed lawyers who guide clients through every stage, from selecting the right investment route to handling documents, filings, and renewals.
With the right preparation, applicants can avoid costly mistakes and enjoy a smooth path to residency. Whether your goal is lifestyle, family planning, or a bridge to citizenship, Greece continues to deliver strong value compared to other EU programs.
Ready to Secure Your Greece Golden Visa?
At Movingto, we offer independent advice, compare all major EU programs, and connect you with vetted legal partners — with teams on the ground in Lisbon, Barcelona, and Milan.
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