Greek Golden Visa at a glance
WHAT YOU OBTAIN
Five-year permit, renewable
The investor and each family member hold a residence card, renewed every five years while the property is held.
WHO IT SUITS
Families seeking an EU base
Families who want lawful residence inside the EU system and a home in Greece, on a timetable of their own.
BASIC OUTLAY
From €250,000
One property: €800,000 in Attica and other designated areas, €400,000 elsewhere, €250,000 for conversions and listed buildings.
FAMILY
Spouse, children and parents
A spouse or registered partner, unmarried children under 21 and both spouses' parents may obtain permits.
PRESENCE AND RESIDENCE
No minimum stay to renew
A lawyer can file the application under power of attorney. Each applicant gives biometrics in Greece.
MAIN STAGES
Five stages, purchase first
Property review, purchase and registration, application, biometrics and cards; renewal every five years.
WHY FAMILIES CHOOSE GREECE
Residence inside the EU system
Lawful residence in Greece, with short stays across the 29 Schengen states for up to 90 days in any 180.
An asset in your own name
The investment is a property the family owns: to live in, to let on long-term leases, or to replace with another qualifying property.
Your own timetable
Renewal sets no minimum stay. Families who settle in Greece hold a permit accepted for naturalisation after seven years of residence.
Application eligibility
| Applicant / family | Age and conditions |
|---|---|
| Main applicant | Age not specified; Meet the investment or other entry conditions of this programme and provide lawful funds |
| Spouse | Age not specified; Provide a valid marriage certificate |
| Recognised civil partner | Age not specified; Provide the recognised partnership agreement |
| Unmarried child under 21 | Under 21; Unmarried child under 21. At 21, a separate three-year permit may be available under the statutory transition; Age at application |
| Parents of either spouse | Age not specified; Direct ascendants of the investor or spouse |
| Direct ascendants beyond parents | No upper age limit; Direct ascendants of the applicant or recognised spouse/partner; prove the family relationship |
| Adult child lacking legal capacity | At least 18; No upper age limit; Lives with and is supported by the sponsor; a recognised final judgment or equivalent authority document is required |
| Adding family later | Later family applications are assessed separately under the rules in force at that time |
| Nationality restrictions | For third-country nationals. Russian and Belarusian investor applications were suspended; renewal and other residence categories have different rules |
| Who the restrictions cover | Disclose all current and former nationalities, birthplace and residence history for the applicant and family |
| Residence conditions and exceptions | No published residence-based exception has been identified for this programme. A second passport or overseas residence does not itself establish eligibility |
| Sanctions and background checks | Background, security and source-of-funds checks apply. Sanctions affecting a person, bank or transfer can prevent completion |
Three property thresholds
THREE THRESHOLDS, ONE PROPERTY EACH
MINIMUM PURCHASE PRICE
Designated areas: Attica, the regional units of Thessaloniki, Mykonos and Santorini, and islands of over 3,100 residents.
THE THRESHOLD FOR YOUR PROPERTY
APPLIES TO
Attica; the regional units of Thessaloniki, Mykonos and Santorini; islands with more than 3,100 residents
PROPERTY CONDITIONS
Built, or with a building permit: principal floor area of at least 120 m²
PURCHASE
Conditions at each threshold
| Threshold | Applies to | Property conditions | Evidence and timing |
|---|---|---|---|
| €800,000 | Attica; the regional units of Thessaloniki, Mykonos and Santorini; islands with more than 3,100 residents | Built, or with a building permit: principal floor area of at least 120 m² | Legal location and measured principal area |
| €400,000 | All other areas of Greece | The same 120 m² rule | Legal location and measured principal area |
| €250,000 Residential conversion | A property in another use on 5 April 2024, converted to residential before filing | No minimum area. Industrial buildings: no industry active in the last five years | Engineer's certificate of the change of use, completed from 5 April 2024 |
| €250,000 Listed building | A listed building, or part of one, for restoration or reconstruction | No minimum area | Notary's certificate of listed status; restoration completed before the first renewal |
KEY FIGURES
Spouses or registered partners who buy together qualify on a single investment. The €250,000 threshold is for the first buyer after conversion or restoration; a later buyer qualifies at €400,000 or €800,000.
The family budget
ONE-TIME APPLICATION COSTS
YEARLY COSTS
QUOTED CASE BY CASE
Process and payment schedule
The power of attorney is signed at a Greek consulate, or before a notary abroad with an apostille.
| Stage | You prepare | In person | Payment | You obtain |
|---|---|---|---|---|
| 01Property reviewPayment | Independent legal and technical advisers confirm title, encumbrances, permitted use, principal area and the applicable threshold. | — | Quoted | A property eligibility opinion |
| 02Purchase and registrationPayment | Greek tax number, powers of attorney and a compliant payment trail. Sign the deed and file it for registration. | In person or by power of attorney | Price in full; acquisition tax, notary and registry | A completed investment: deed signed, price paid |
| 03ApplicationPayment | Investor and family applications with insurance and supporting documents. Special categories add the engineer's and notary's certificates. | The investor in Greece, or a lawyer | €2,000 investor fee (converted property); €16 card | Application receipt |
| 04Biometrics and cards | An appointment for each applicant, with passport and photographs. The authority then reviews and decides. | All applicants, in Greece | — | Investor's five-year permit; family permits |
| 05RenewalPayment | Proof of continued ownership (E9 declaration or cadastral extract) and valid insurance. | The investor in Greece, or a lawyer | Quoted | Five more years |
Your property and your permit
| Matter | What is permitted | Conditions and formalities |
|---|---|---|
| Living in the property | The family may live there all year or visit as it suits. Renewal sets no minimum stay. | Health cover, schooling, local registration and property administration follow how the family lives. |
| Letting | Long-term leases are permitted. Licensed tourism use is reviewed case by case. | Under the current rules, short-term letting in the sharing economy (under 60 days) and subletting are prohibited. |
| Renovation and extension | Improvement, renovation and extension are permitted, and the permit continues. | Notify the immigration authority of the changes, in particular to area and value. |
| Replacing the property | Another qualifying property may take its place; the permit continues uninterrupted. | Complete the new purchase first and notify the authority; then sell the first property. |
| Sale or transfer | The permits continue for as long as the qualifying property is held. | A sale ends the permits unless a replacement is already in place. Review every linked permit before any sale or transfer. |
| €250,000 categories | A converted property is used as a residence; a restored listed building may be transferred. | A converted property may not serve as a registered business seat or branch. |
| Inheritance | A spouse who inherits the whole property can move from the family to the investor permit. | Where several heirs share the property, a new qualifying investment supports their permits. |
What residence in Greece gives you
TRAVEL, FAMILY AND TERM
Schengen states include
- France
- Germany
- Italy
- Spain
- Switzerland
- Netherlands
Family covered
- Spouse
- Registered partner
- Unmarried child under 21
- Parents of both spouses
- 21 to 24: own permit
The permit
- Five years, renewable
- While the property is held
- No minimum stay to renew
- Filing by a lawyer
EU SYSTEM
Lawful residence in Greece for the family
The family holds lawful residence in an EU member state, free to live in Greece all year or visit as it suits.
FAMILY
Three generations, one investment
A spouse or registered partner, unmarried children under 21 and both spouses' parents qualify; from 21 to 24, a child holds a permit of their own.
BUSINESS AND WORK
Companies, shares and board seats
Holders may set up companies, hold shares and sit as non-executive board members. Employment or self-employment in Greece calls for a change to a work category; holders and family may apply.
TAX
Tax residence follows where you live
Tax residence is assessed separately, on the family's actual circumstances. A family that moves its tax residence to Greece may, on meeting the conditions, apply separately for the €100,000 annual regime on foreign-source income.
Your path to citizenship
The permit gives residence now. Nationality comes through a separate naturalisation application, after years of life in Greece.
- Investor permitAn accepted permit category for naturalisation
- Seven years of residenceActual, lawful and permanent residence in Greece
- PEGP certificateGreek at around B1 level; history, geography, culture and institutions
- Naturalisation applicationTo the Regional Directorate of Citizenship
- Decision and oathCitizenship is acquired; passport formalities follow
Seven years of actual residence
Property-owner and permanent-investor permits are accepted categories for the usual option: seven years of actual, lawful and permanent residence. The years count while the family actually lives in Greece.
Language and integration
Unless exempt, applicants obtain the PEGP citizenship knowledge certificate: Greek at around B1 level, with history, geography, culture and civic institutions. Income, tax and social-security records and evidence of daily life in Greece show integration.
Application, decision and oath
The application is filed with the competent Regional Directorate of Citizenship. Residence, background and integration are reviewed, followed by the decision and the oath. Passport formalities follow citizenship; processing time comes after the seven years of residence.
Speak with your adviser
Before reserving a unit, request a property eligibility opinion and a family budget for purchase and filing.
HOW TO APPLY
Assessment
We review your family, aims and eligibility, and say plainly whether the programme fits.
Written proposal
You receive an itemised quotation, a document list and a timetable in writing.
Engagement and filing
Once engaged, we prepare the file, submit it and follow it through to the decision.
BRANDS
Identity planning and second-citizenship advisory
