Prime investment zones
Applies in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and Greek islands with a population above 3,100.
One property - minimum main area of 120 m²
Residency through property investment
Greece Golden Visa
A clear path to residence through the right property investment
Buying in Greece can be more than a property decision. For the right investor, it can become the foundation of a flexible long-term residence plan for the whole family.
The Greek Golden Visa is a residence-by-investment programme created for citizens from outside the European Union and the European Economic Area who want to combine ownership of property in Greece with the security of a renewable residence permit. Although it is commonly called a visa, it is in fact a Greek residence permit, normally issued for five years and renewable for further five-year periods as long as the qualifying investment is retained and the legal conditions continue to be met. One of its greatest practical advantages is flexibility: the investor is not required to live in Greece for a minimum number of days in order to renew the permit, while the residence card can support short visits to other countries in the Schengen Area under the applicable travel rules.
Eligible family members may also be included, subject to the documentation and requirements in force. Each person receives an individual residence document linked to the main investment. The programme does not, however, automatically grant Greek or EU citizenship, nor does the investor residence permit itself provide an unrestricted right to take up employment, so residence, business, tax and future citizenship plans should always be considered separately. Depending on the family structure, this may cover a spouse or registered partner, unmarried children under 21 and the parents of both the investor and the spouse; children who reach 21 may, under the relevant conditions, continue with an independent permit until the age of 24. When an eligible child reaches the age of 21, an independent three-year residence permit may be granted, allowing residence to continue until the age of 24, subject to the applicable conditions. To qualify, the child must have held the previous family-reunification residence permit and submit it when applying for the three-year independent permit. During its validity, the holder may take up salaried employment and study at any level; continued residence beyond the age of 24 requires qualification under another residence-permit category.
Real-estate investment framework
The qualifying investment depends on location and property type
Each route must be checked against the property's title, permitted use, technical condition and supporting documentation before funds are committed.
Other qualifying areas
The principal threshold for other qualifying areas of Greece outside the EUR 800,000 investment tier.
One property - minimum main area of 120 m²Special property categories
May be available for certain commercial-to-residential conversions and qualifying listed or protected buildings that are restored or reconstructed.
Detailed legal and technical verification requiredThese lower-threshold opportunities can be attractive, but they require careful legal and technical verification before any deposit is paid, because the property's history, permits, timing of the conversion or restoration and supporting certificates can determine whether it is genuinely eligible.
The right property should therefore be chosen not only for its purchase price, appearance or expected return, but also for its title, permitted use, technical condition, location and compatibility with the investor's residence strategy. Current rules also restrict the short-term rental of properties used for the Golden Visa, while long-term leasing and other forms of use remain subject to the applicable legal and property-specific conditions.
Begin with the right property and coordinated advice
A well-managed purchase usually begins by defining the investor's goals, preferred area, family needs and complete budget, including taxes, notarial and registration expenses, legal and technical checks, government fees and insurance. Once a suitable property has been identified, the process moves through title and eligibility due diligence, the necessary Greek tax and representation arrangements, a correctly documented payment, signature of the notarial purchase deed and registration of ownership. The residence application is then prepared and submitted with the required property and personal documents, followed by biometrics and the official review of the file.
Much of the preparation can often be coordinated through authorised representatives, but applicants must still plan for the formalities that require their presence. Because a small issue discovered late can affect both the purchase and the residence application, the safest time to obtain coordinated property, legal and immigration guidance is before making a commitment.
We support international buyers from the first discussion and property search through due diligence, acquisition, application coordination and after-sales assistance. Rather than offering the same solution to every buyer, our team begins with the details that matter: who will be included, how the property will be used, which investment route is suitable and what needs to happen at each stage.
Your Golden Visa plan should begin with the right property.
Tell us what you want to achieve, who you would like to include and how you imagine using your property in Greece. We will help you understand the most suitable next step.
Greece Golden Visa
Frequently Asked Questions
Clear answers to the questions international buyers most often ask before choosing a property and beginning a Greek Golden Visa application.
Understanding the programme
01 What is the Greek Golden Visa?
The Greek Golden Visa is a residence-by-investment programme for citizens from outside the European Union and the European Economic Area. By completing a qualifying investment in Greek real estate, an investor may obtain a five-year residence permit for themselves and eligible members of their family.
02 Is the Golden Visa an actual visa?
Despite its name, the Golden Visa is not a conventional travel visa. It is a Greek residence permit connected to a qualifying investment. It allows the holder to reside in Greece and to make short visits within the Schengen Area, subject to the applicable travel rules.
03 Who can apply?
The programme is intended for non-EU and non-EEA citizens who can complete a qualifying investment and satisfy the legal, financial and documentation requirements. Every applicant's nationality, family structure and intended investment should be reviewed before the purchase begins.
04 How long is the residence permit valid?
The initial residence permit is normally valid for five years. It can be renewed for additional five-year periods, provided that the qualifying investment is retained and the legal requirements continue to be satisfied.
05 Do I have to live permanently in Greece?
No minimum period of physical residence in Greece is currently required for renewal of the Golden Visa. This flexibility is one of the programme's main advantages for investors who are not ready to relocate permanently.
Investment and property
06 How much do I need to invest?
The required amount depends on the location and legal category of the property. The main thresholds are currently EUR 800,000 in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and Greek islands with a population above 3,100, and EUR 400,000 in other qualifying areas of Greece. A special EUR 250,000 route may apply to certain conversions and eligible listed or protected buildings.
07 Can any EUR 250,000 property qualify?
No. The EUR 250,000 route applies only to specific property categories that meet detailed legal and technical requirements. The property's previous use, permits, conversion or restoration work and supporting certificates must be examined carefully before a deposit is paid.
08 Is there a minimum property size?
For the principal EUR 800,000 and EUR 400,000 investment routes, the investment is generally required to be made in one property with a minimum main-area size of 120 square metres. Different conditions may apply to the special EUR 250,000 categories.
09 Can I rent out my Golden Visa property?
Properties used for the Golden Visa are currently subject to restrictions on short-term rental. Long-term rental may be possible, depending on the property and the rules in force. How you intend to use the property should be discussed before the purchase.
10 Why should the property be checked before I pay a deposit?
A property may appear suitable but still fail to meet the Golden Visa requirements because of its title, permitted use, size, previous use, technical condition or supporting documents. Early due diligence protects both the investment and the residence application.
11 Are there additional expenses besides the property price?
Yes. Buyers should allow for taxes, notarial and registration expenses, legal and technical checks, government application fees, insurance and other property-related costs. The complete budget depends on the property, the investment route and the number of family members included.
Family, travel and future plans
12 Which family members can be included?
Depending on the family structure and documentation, the programme may include the investor's spouse or registered partner, unmarried children under 21 and the parents of both the investor and the spouse. Children who reach 21 may, under the applicable conditions, continue with an independent residence permit until the age of 24.
13 Does every family member receive a separate residence card?
Yes. Every eligible family member receives an individual residence document. Their residence rights remain connected to the main investor and the qualifying investment.
14 Can I travel throughout Europe with a Greek Golden Visa?
The residence card supports short-stay travel within the Schengen Area under the applicable rules. It does not give the holder an unrestricted right to live or work in every European country, so longer stays outside Greece must be considered separately.
15 Does the Golden Visa allow me to work in Greece?
The investor residence permit does not itself provide an unrestricted right to take up employment in Greece. Holders may have other business or investment possibilities, but employment, company ownership and tax matters should be reviewed according to the individual's circumstances.
16 Can the Golden Visa lead to Greek citizenship?
The Golden Visa does not automatically grant Greek or EU citizenship. Citizenship is a separate legal process with its own residence, language and integration requirements. Anyone considering citizenship as a future objective should plan for it separately.
17 What happens if I sell the property?
Selling the qualifying property can affect the investor's residence permit and the permits of family members connected to it. The legal and immigration consequences should be reviewed before any sale or transfer takes place.
The application journey
18 What are the main steps in the application?
The process normally begins with defining your investment objectives, preferred location, budget and family requirements. This is followed by property selection, legal and technical due diligence, Greek tax and representation arrangements, completion of the purchase, registration of ownership, preparation of the residence application and biometrics.
19 Can the process be completed remotely?
A significant part of the preparation and property purchase can often be coordinated through authorised representatives. Applicants should still expect to visit Greece for biometrics and any other formalities that require their personal presence.
20 How long does the process take?
The timing varies according to the property, the applicant's documents, the relevant authority and the complexity of the case. A carefully prepared purchase and application can help prevent unnecessary delays, but a specific completion date should not be promised before the case has been reviewed.
21 How do I know which investment route is right for me?
The best route depends on your budget, preferred location, family situation, intended use of the property and long-term plans. The right starting point is a conversation about what you want to achieve, followed by a review of the properties that genuinely fit those objectives.
22 How can Greecement help me?
Greecement, a brand of Innovation Real Estate, supports international buyers from the first consultation and property search through due diligence, acquisition, Golden Visa application coordination and after-sales assistance. Every investor and property is different, so our work begins by understanding your plans before recommending the next step.