The Greek Golden Visa grants non‑EU investors a five‑year renewable residence permit in return for a qualifying investment, most commonly real estate. Card holders can travel freely across the Schengen Area, enrol children in Greek schools, and later apply for citizenship once tax residency requirements are met. The entry cost, currently starting at €250,000 in selected zones, remains lower than many rival EU schemes, while the law imposes no minimum stay. These traits make the programme an attractive safety net for families seeking education, lifestyle, or retirement options. In the following article you will learn the key rules and practical ways to secure the permit.

What Is the Greek Golden Visa?

The Greek Golden Visa is a residency program launched in 2013 that allows non-EU/EEA citizens to gain a five-year residence permit in Greece through investment. This permit can be renewed as long as the investment is maintained. The program is designed to attract foreign investors who want to live in Greece or travel freely within the Schengen Area. Applicants do not need to live in Greece to keep their residence permit. It is considered one of the most accessible and affordable Golden Visa programs in Europe, especially for real estate investors.

Greek Golden Visa Benefits

The Greek Golden Visa program offers several benefits to investors and their families. One of the most important advantages is visa-free travel throughout the Schengen Area. There is no requirement to stay in Greece to maintain the visa. The program also includes immediate family members, including dependent children and parents. Over time, residents may become eligible for Greek citizenship. Additionally, Golden Visa holders can access Greece’s public healthcare and education systems and may benefit from favorable tax conditions if they are not Greek tax residents.

Visa-Free Travel

Holders of the Greek Golden Visa can travel freely within the 27 Schengen countries for short stays. This means they can spend up to 90 days in any 180-day period in countries like France, Germany, Italy, and Spain without needing a separate visa. This is useful for business, tourism, or visiting family in different parts of Europe. However, this does not allow holders to work or live permanently in other Schengen states. The visa offers convenience and flexibility, especially for people who travel often within Europe.

No Residency Requirement

One of the main benefits of the Greek Golden Visa is that it does not require you to live in Greece. After the investment is made and the visa is issued, you are free to live elsewhere and still keep your permit. This is helpful for people who want to secure European residency but continue living in their home country. You must only maintain your investment in Greece to renew the visa. There is no minimum number of days you need to spend in Greece each year.

Family Inclusion

The Greek Golden Visa also covers close family members. This includes your spouse, children under the age of 21, and both your and your spouse’s dependent parents. All of them can receive residence permits linked to the main investor’s application. They can enjoy the same benefits as the primary holder, such as visa-free travel and access to Greek public services.

Path to Citizenship

Although the Greek Golden Visa does not automatically lead to citizenship, it can be the first step. After living in Greece for seven years and meeting other conditions, such as language skills and cultural knowledge, a resident may apply for Greek citizenship. This requires spending at least 183 days per year in Greece during those seven years. Successful applicants gain full rights as Greek citizens, including the right to vote and live or work anywhere in the EU.

Access to Services

Greek Golden Visa holders can use the public services in Greece. This includes the healthcare system, which offers basic medical care to residents. Children can also attend public schools in Greece. These services are important for families who choose to live in the country. Access is generally the same as for other legal residents. However, using public services does not depend on whether you live in Greece full time. As long as you have the residence permit, you are eligible.

Tax Advantages

Golden Visa holders who are not tax residents in Greece are only taxed on income earned inside Greece. This means income from other countries is not subject to Greek tax rules unless you choose to become a Greek tax resident. To become a tax resident, you must live in Greece for more than 183 days in a year. This tax setup is useful for investors who want to keep their global income under their home country’s tax system while still having residency in Europe.

How Do I Get a Greek Golden Visa?

To qualify for the Greek Golden Visa, you must make an eligible financial investment. There are two main paths:

• Investing in real estate;
• Choosing other financial options, such as bonds, deposits, or shares.

The investment must be made before submitting the visa application. Once the investment is confirmed and the documents are approved, the applicant receives a five-year residence permit. The investment must be maintained for the entire duration of the visa to keep it valid and renew it every five years.

Real Estate Investments for Acquiring a Golden Visa

Real estate is the most common path to the Greek Golden Visa because it pairs a clear cost with the security of a tangible asset. The law ties the minimum spend to the location and size of the property. Investors must complete the purchase and register the deed before filing their residence application, and they must keep ownership while the permit is valid. Rental income is allowed and can help cover yearly expenses such as taxes and upkeep.

• €250,000:

With a minimum spend of €250,000, investors can buy one or more units in areas the state wants to revive. Typical projects include changing empty shops or offices into homes or refurbishing protected buildings. The low entry level lets buyers spread the sum across several apartments, which can later be rented or sold separately.

• €400,000:

Spending at least €400,000 on a single home of 120 sqm or more in lower‑density regions qualifies the buyer. These districts often sit near regional centres or tourist routes but lack big‑city prices. Investors gain a large property that can serve as a holiday house or be leased long‑term to locals, providing stable income.

• €800,000:

An investment of €800,000 targets prime zones such as central Athens, Thessaloniki, Mykonos, or Santorini. Buyers must purchase a single dwelling of at least 120 sqm. The higher threshold reflects strong demand and limited supply in these areas. Rental yields, especially from short‑stay tourists, are much higher, which can offset the larger capital outlay.

Alternative Investments for Acquiring a Golden Visa

Applicants who prefer a financial route over property can choose several other qualifying options. Each one locks in capital for the permit’s five‑year term but involves less day‑to‑day effort. Funds must come from outside Greece and stay in local banks or regulated markets. Returns differ by product, yet every option is overseen by Greek regulators. Selling or withdrawing the asset before renewing the permit will cancel the residency, so careful planning is needed.

• €500,000:

Placing €500,000 in Greek government bonds for at least three years offers a state‑backed, low‑risk path. Interest is paid semi‑annually and credited to a Greek bank account. Because the bonds are issued by the Ministry of Finance, default risk is seen as minimal within the eurozone framework, making this option attractive to conservative investors seeking capital security.

• €800,000:

For €800,000, investors can buy shares or corporate and government bonds listed on the Athens Stock Exchange. This path may deliver higher returns but also carries market risk. Assets must remain in the investor’s Greek securities account. Dividends and coupon payments can provide income, yet capital value may fluctuate, so a balanced investment strategy is advised.

• €350,000:

A €350,000 commitment to a domestic mutual fund that focuses on Greek stocks or bonds meets the requirement. The fund must be licensed by the Hellenic Capital Market Commission and hold at least 65 % of its assets in Greece. This choice diversifies your exposure across many companies while professional managers handle daily trading and compliance.

• €500,000:

Depositing €500,000 in a Greek bank for a fixed term, usually at least one year but renewable, also qualifies. The deposit must stay locked for the whole visa period, and early withdrawal cancels the permit. Interest rates are modest but predictable, and funds are protected by Greek and EU banking rules, giving cautious investors peace of mind.

• €400,000:

An investment of €400,000 as equity in a Greek company or licensed investment fund provides another route. Your money supports local business growth and may share in profits. Eligibility requires that the company is based in Greece and has tax records in good standing. Shares obtained cannot be sold until you renew or end the residence permit.

Greek Golden Visa Rules You Need to Know?

In the following sections, we will review some frequently asked questions regarding the process of obtaining the Greek Golden Visa. The program offers residency in exchange for investment; however, recent legal updates have altered several key points that applicants must follow. Understanding the correct thresholds, family benefits, and use restrictions can save time and prevent costly errors. Each answer below reflects the rules in force from March 2024 onward, including the new three‑tier price system and the ban on short‑term rentals. Read each section carefully before you start your application.

What is the Minimum Investment Requirement?

Greek law now splits property investment into three tiers. A €250,000 purchase remains possible if you convert a commercial site into housing or restore a listed building anywhere in the country. Outside major urban and island hotspots, buying one residential unit of at least 120 m² costs €400,000. Zones such as Athens, Thessaloniki, Mykonos, and Santorini demand an €800,000 price. Payment must be full, traceable, and recorded at the land registry before the residence permit is issued.

Can I Use Multiple Properties to Reach the Threshold?

No. As of 31 March 2024, the program only accepts one property per application. The chosen asset must meet the required price on its own, so mixing two smaller apartments or adding storage rooms is no longer viable. Joint ownership is allowed, yet each spouse’s share must combine to meet the zone’s limit. Attempting to patch together several deeds will result in rejection at the migration office, and the transfer tax already paid is not refundable.

Are Rentals Allowed for Getting the Greek Golden Visa?

Long‑term leases lasting at least three months are still permitted and often cover annual costs. However, properties purchased under the 2024 rules cannot be offered as short‑term lets through platforms like Airbnb or Booking, nor can they be sub‑let by a third party. Violations can result in fines of up to €50,000 and may lead to the cancellation of the residence permit. Investors who locked in the previous regime before  August 31, 2024, retain their earlier rental rights.

Can I Include Family Members?

Yes. The main applicant may extend the permit to a spouse or registered partner, minor children, unmarried adult children up to twenty‑four if they study full‑time, and both parents of the couple. Every eligible relative receives an individual card that is renewed together with the lead investor’s permit. Dependants do not need to make an extra investment, yet they must also maintain health insurance and clean criminal records. Siblings, cousins, and other extended relatives are not covered.

Is There a Residency Requirement?

Greece imposes no minimum stay requirement for retaining the Golden Visa, allowing you to live anywhere in the world while keeping the property in your name. Even a single visit every few years is sufficient for renewal, provided taxes are paid, and insurance remains valid. Nevertheless, if you aim for citizenship, you must live in Greece for at least 183 days each year for seven consecutive years and pass a language and civics exam. Plan ahead if citizenship is your goal.

How long is the Visa Valid, and is It Renewable?

The initial residence card is valid for five years. Renewal is straightforward: submit the files during the last two months before expiry, prove that you still own the qualifying asset, and show active medical insurance. No additional investment is needed, and you may renew as many times as you wish. The only risk arises if you sell or transfer the property before filing, in which case the permit ceases immediately. Plan any resale after renewal.

Is an Interview Required?

No formal interview takes place. The process is mainly administrative: your lawyer submits notarized purchase contracts, registry extracts, criminal record certificates, and proof of funds. When the file is accepted, you or your proxy will book an appointment to provide fingerprints and a digital photograph. Officers may ask simple clarification questions about the documents, yet they do not test language ability, education, or business plans. As long as the paperwork is complete, the encounter usually lasts less than ten minutes.

Can I Apply Remotely?

Yes. Greek legislation allows you to grant a power of attorney to a local lawyer who can sign the preliminary contract, open a bank account, and pay taxes on your behalf. All supporting documents must be apostilled or otherwise legalized and translated by a sworn professional. After the application is lodged, you will receive a one-year entry visa that allows you to travel for the biometrics visit. Many investors finalize the purchase, utility connections, and even furnishings without leaving their home country.

Who is Eligible to Apply?

The program is open to non-EU, non-EEA, and non-Swiss citizens aged 18 or over. Applicants must possess a valid passport, hold a clean police record, prove the legal origin of funds, and secure medical insurance covering at least €30,000 per year. Greece does not impose education, language, or business experience requirements at the entry stage, yet applicants from restricted states may face heightened checks. Couples may file jointly as long as both meet the personal criteria.

What Fees are Involved?

In addition to the property price, the state charges €2,000 for the principal applicant and €150 for each adult dependent. Children under fourteen pay only the €16 residence‑card printing fee. Notarial, land registry and legal expenses add roughly 7–8 percent of the contract value. When you renew after five years, you pay the same state fees again, although legal costs are lower. Remember to budget annual property tax and community fees, which vary by municipality and building type.

Are There Alternative Investment Paths?

Yes. You may place €400,000 in shares of a Greek company, units of a domestic real estate investment fund, or a closed‑end mutual fund that invests exclusively in Greece. A fixed deposit of €500,000 in a Greek bank for at least one year also qualifies, as do Greek government or corporate bonds worth €500,000 held for five years. All financial instruments must stay in place throughout each permit period, and you must show bank statements and trade confirmations at renewal.

Latest News about Greek Golden Visa

Latest government data highlight a changing landscape. In April 2025 new applications fell to 564, a 28.5 percent drop year‑on‑year, reflecting higher investment thresholds in popular areas. Despite the dip, total filings for January–April rose 25 percent to 3,477 as buyers moved before stricter rules take full effect. Officials also report the processing backlog shrinking for the first time in twelve months, trimming pending cases to roughly 52,400 and cutting average approval times. This news section will be updated whenever the Ministry of Migration releases fresh figures or amends programme conditions.

Stargate Group: Your Trusted Partner Towards Greek Golden Visa

Stargate Group is ready to steer applicants through every step, from due‑diligence to residence‑card collection, using an integrated team of lawyers, tax advisers, and property scouts. Working daily with Greek notaries and banks, the company removes red tape and prevents costly delays.

Clients benefit from:

• Pre‑vetted properties that already meet zone pricing rules;
• Transparent legal packages with bilingual documentation;
• Post‑approval services such as utility setup and annual tax filings.

By consolidating these tasks, Stargate lets investors focus on their move while keeping costs and timelines predictable.