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Residency by Investment in Greece

Investment from

€250,000+

Time to Permanent Residency

5 years

Visa Free Travel to

EU Schengen Countries

Step into your new European lifestyle, are you ready?

The Greece permanent residence permit program allows non-EU families, including dependent children up to age 21 and the parents of both spouses, to secure permanent residency in Greece within three months with a real estate investment of €250,000. This is the most competitive permanent residency scheme in Europe.

Permanent residency in Greece grants visa-free travel to Schengen zone countries for up to 90 days every six months. It also ensures a secure future with a second home. Recent legislative changes now allow permanent residency holders to apply for Greek (EU) citizenship. This program offers families the freedom to live, access excellent education and healthcare, and travel effortlessly within the EU.

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Full EU Membership Benefits
Booming Property Market
World-Class Quality of Life
Education & Healthcare

Your Journey to Greek Residency

1. Initial Consultation & Investment Zone Strategy (2 - 5 days)
We start with a thorough consultation to understand your goals, budget, and family profile. We review eligibility requirements, conduct an initial due diligence assessment, and recommend the investment tier and route that best fits your objectives — whether that's a prime Athens apartment, a regional villa, a conversion project, or a capital market option.
2. Property Selection & Legal Engagement (1 - 3 weeks)
Our real estate and legal specialists shortlist qualifying properties that meet the program's requirements and match your preferences. We perform thorough title deed checks, verify property valuations, and confirm compliance with the Golden Visa criteria. A Power of Attorney can be issued so that our Greek lawyers can handle the transaction process on your behalf — even remotely, if you prefer not to travel at this stage.
3. Investment Completion & Property Registration (2 - 6 weeks)
The investment is completed and the property or financial instrument is formally registered in your name. For real estate, your Greek Tax Registration Number (AFM) is obtained, contracts are signed before a certified notary, and the title deed is registered with the Hellenic Cadastre. For capital investments, fund units or deposits are confirmed in writing by the relevant institution. All documentation is verified and certified for the application file.
4. Document Preparation & Application Submission (2 - 4 weeks)
Our legal team compiles the complete application file: valid passports, clean criminal record certificates, private health insurance, proof of investment, photos, application forms, and all certified translations. Applications are submitted electronically via the Greek Golden Visa online portal (introduced in late 2024 as part of the digital modernisation initiative), reducing processing times. Government processing fees are paid at this stage: €2,000 for the main applicant, €150 for family members over 21.
5. Travel to Greece — Biometrics Appointment
All applicants over the age of 6 must travel to Greece for a biometrics appointment — fingerprinting and photography. This is the only mandatory in-country requirement. We coordinate all appointment scheduling, and many clients combine this visit with a property viewing tour or a short holiday. Your Greece experience starts here.
6. Government Review & Residence Permit Issuance (4 - 9 months)
The Greek Ministry of Migration & Asylum conducts its review of your file. Processing times in 2026 average 6–9 months, with improvements expected as the digital system matures. You receive a temporary confirmation of application during this period, which already allows you to travel within the Schengen Area. Once approved, your 5-year renewable Golden Visa residence permit card is issued — and digital Golden Visa cards are also available from 2026.
7. Renewal & Path to Citizenship
Your Golden Visa permit is renewed every 5 years as long as the qualifying investment is maintained. There is no minimum stay requirement for renewals. If you choose to spend 183+ days per year in Greece, after 7 years of legal residency you become eligible to apply for full Greek citizenship — subject to Greek language proficiency at B1 level and passing integration examinations. Our team manages all your renewal timelines proactively.

Find the Investment Path that Suits You Best

Real Estate Investment (tiered)
Investment from
€ 250,000

Minimum investment:
€250,000 (conversion/heritage), €400,000 (regional), or €800,000 (prime zones)

State Fees:
Property transfer tax ~3%, notary, and registration fees

Other Costs:
Legal, legal due diligence, application fees — approx. €15,000–€25,000

Property Type:
Residential or commercial; single unit of min 120 sqm for Tiers 1 & 2

Eligibility Criteria: 

  • Main applicant: Age 18+, Non-EU/EEA national, clean criminal record, private health insurance policy valid in Greece
  • Family: Spouse and children (up to age 21, extendable to 24), but also the parents of both the main applicant and their spouse.

Documentation Checklist:
Passport, 2 photos, CV, KYC form, FRC/MRC, utility bills, investment proof, clean criminal record, and proof of funds.

Rental Income: Long-term rentals permitted; average yield 4–6%, up to 10% in tourist hotspots
Fixed-Term Bank Deposit
€ 500,000

Minimum investment:
€500,000 deposited with a Greek credit institution

Other Costs:
Legal and application fees approx. €10,000–€15,000

Term:
Minimum 1-year fixed deposit, must be maintained and renewe

Institution:
Eligible Greek bank regulated by the Bank of Greece

Note:
Capital remains in your name with full liquidity after permit renewal cycles

Eligibility Criteria: 

  • Main applicant: Age 18+, Non-EU/EEA national, clean criminal record, private health insurance policy valid in Greece
  • Family: Spouse and children (up to age 21, extendable to 24), but also the parents of both the main applicant and their spouse.

Documentation Checklist:
Passport, 2 photos, CV, KYC form, FRC/MRC, utility bills, investment proof, clean criminal record, and proof of funds.

Mutual Funds / Real Estate Investment Funds
€ 350,000

Minimum investment: 
€350,000 in a mutual fund exclusively investing in Greek shares, corporate bonds, or government bonds traded on regulated Greek markets

Alternative:
Closed-end investment funds or alternative investment funds established in Greece or the EU, dedicated to Greek investments

Other Costs:
Management and legal fees approx. €12,000–€18,000

Eligibility Criteria: 

  • Main applicant: Age 18+, Non-EU/EEA national, clean criminal record, private health insurance policy valid in Greece
  • Family: Spouse and children (up to age 21, extendable to 24), but also the parents of both the main applicant and their spouse.

Documentation Checklist:
Passport, 2 photos, CV, KYC form, FRC/MRC, utility bills, investment proof, clean criminal record, and proof of funds.

Potential Returns: Fund-dependent, typically 4–5% per annum
Government Bonds / Capital Contributions
€ 500,000

Minimum investment:
€500,000 in Greek government bonds with a minimum remaining maturity of 3 years at time of purchase

Capital:
€500,000 capital contribution in a publicly listed real estate investment company, increasing its share capital

Corporate Bonds:
€800,000 in bonds of companies registered and operating in Greece

Other Costs:
Legal and application fees approx. €12,000–€20,000

Eligibility Criteria: 

  • Main applicant: Age 18+, Non-EU/EEA national, clean criminal record, private health insurance policy valid in Greece
  • Family: Spouse and children (up to age 21, extendable to 24), but also the parents of both the main applicant and their spouse.

Documentation Checklist:
Passport, 2 photos, CV, KYC form, FRC/MRC, utility bills, investment proof, clean criminal record, and proof of funds.

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What You and Your Family Gain

Schengen Area Freedom
Three Generations Covered
Path to Greek Citizenship
Zero Residency Obligation
Rental Income Potential
Is Greece Right for You? Let’s Discuss!

Properties for residency programs

No properties found.

Greece VS other European Golden Visa terms

 

Lativa

Lowest investment amount in EU
with requirement from only
€50,000

Investment: €50,000+
Obtainment Period: 3+ months
Type: Golden Visa, RP 5 years
Time to citizenship: 10 years

Greece

Both higher investment amount
and longer obtainment period

Investment: €250,000+
Obtainment Period: 4+ months
Type: Golden Visa, RP 5 years
Time to citizenship: 7 years

Portugal

Both higher investment amount
and longer obtainment period

Investment:  €250,000+
Obtainment Period: 12+ months
Type: Golden Visa, RP 2 years
Time to citizenship: 5 years

Greece Flag

Greece

Residence By Investment Program in Greece

  • Investment: €250,000+
  • Obtainment Period: 4+ months
  • Type: Residency by investment
  • Time to citizenship: 7 years
Book free consultancy for Residency by Investment in Greece

Read more about Residency by Investment in Greece

 

Frequently Asked Question

What are the real estate investment thresholds in 2026?
Greece now uses a tiered system effective from September 2024. The minimum is €800,000 for properties in high-demand areas (Athens/Attica, Thessaloniki, Mykonos, Santorini, and islands with 3,100+ residents); €400,000 for properties in all other Greek regions; and €250,000 for commercial-to-residential conversion projects or heritage building restoration anywhere in the country. We work with pre-qualified conversion projects to give clients the most affordable entry point.
Can parents be included in the Golden Visa application?
Yes — and this is one of Greece's most distinctive advantages over other EU programs. The Greece Golden Visa covers not only the main applicant's spouse and children (up to age 21, extendable to 24 with annual renewals), but also the parents of both the main applicant and their spouse. That means up to three generations can obtain Greek residency through a single investment at no additional investment cost.
How long does the application process take in 2026?
Processing currently takes approximately 6–9 months from application submission. Greece has experienced significant backlogs in recent years, but the government's digital modernisation initiative launched in 2025 is improving efficiency. A temporary receipt issued after submission already allows Schengen travel while the full permit is being processed, so applicants are not restricted during this period.
Do I need to live in Greece to keep the Golden Visa?
No — there is absolutely no minimum stay requirement. Your 5-year permit renews indefinitely as long as you maintain the qualifying investment. However, if you eventually wish to apply for Greek citizenship, you will need to meet a physical presence requirement of at least 183 days per year over 7 years. Until then, you can live anywhere in the world.
Can I rent out the property I purchase for the Golden Visa?
Yes, long-term rentals are permitted across all investment zones. Short-term rentals (such as Airbnb-style arrangements) were restricted for qualifying Golden Visa properties under the 2024 rules in most zones, though this does not prevent investors from purchasing additional non-qualifying properties for short-term rental purposes. Greek rental yields average 4–6% annually, rising to 10% in high-demand tourist areas.
What are the tax implications of the Greek Golden Visa?
If you do not become a Greek tax resident (i.e., you do not spend more than 183 days per year in Greece), you will not be subject to Greek tax on income earned outside the country. If you do choose to transfer your tax residency to Greece, exceptional incentive regimes are available — including a flat €100,000 annual tax on worldwide income for qualifying investors, and a 7% flat rate on foreign pension income for retirees, valid for 15 years.

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