The Greek Golden Visa programme is one of the longest-established and most flexible residency-by-investment routes in the European Union. Introduced in 2013, it grants a five-year renewable residence permit — with no minimum stay requirement — to non-EU nationals who make a qualifying investment in Greece, typically in real estate. Family members are included. The permit enables visa-free travel throughout the Schengen Area.
In September 2024, Greece restructured the programme's investment thresholds to redirect capital beyond the most in-demand locations and asset types. These revised tiers remain in force as of mid-2026. This guide sets out the current structure, the application process, and the considerations that matter most to international and expat investors.
This guide is for general information only. Immigration law and investment requirements are subject to change. Always take qualified legal advice before making any investment decision or initiating an application.
Programme Overview
| Feature | Detail |
|---|---|
| Permit duration | 5 years, renewable indefinitely |
| Minimum stay required | None |
| Family included | Yes (see below) |
| Schengen travel | Yes |
| Right to work in Greece | No (self-employment permitted) |
| Path to citizenship | 7 years qualifying residence |
| Programme established | 2013 |
| Threshold revision | September 2024 |
Current Investment Thresholds (as of mid-2026)
The September 2024 restructuring introduced a three-tier system based on location and asset type. The minimum size rules introduced at the upper tiers are also noted below.
Tier 1 — €800,000: High-Demand Regions (Residential)
A minimum investment of €800,000 in residential property applies in:
- The Regional Unit of Attica (which includes Athens and the Athens Riviera)
- The Regional Unit of Thessaloniki
- Mykonos
- Santorini
- All islands with a population exceeding 3,100
At this tier, the property must have a minimum surface area of 120 square metres. Properties below this size do not qualify at the €800,000 tier, regardless of price.
This threshold reflects the Greek government's intention to moderate foreign investment pressure in the most sought-after residential markets while continuing to attract substantive capital.
Tier 2 — €400,000: All Other Regions (Residential)
For residential property purchases outside the Tier 1 areas — including the majority of the Greek mainland and smaller islands — the qualifying threshold is €400,000. The same 120 square metre minimum applies at this tier.
This tier encompasses a wide geographic spread, including parts of the Peloponnese, northern Greece, the Ionian islands and smaller Aegean islands not covered by Tier 1. Investors seeking a lower entry point than the prime markets while still purchasing a standard residential asset will typically look here.
Tier 3 — €250,000: Commercial Conversions and Listed Building Restorations (All Locations)
The lowest current threshold — €250,000 — applies to two specific asset categories, and importantly, these categories are eligible anywhere in Greece, including Attica, Thessaloniki, Mykonos and Santorini:
- Commercial-to-residential conversions: the purchase and conversion of a commercial building (such as an office, warehouse or retail property) into a residential dwelling.
- Listed building restorations: the acquisition and full restoration of a building classified as a listed (preserved) structure under Greek heritage law.
There is no minimum size requirement at this tier. The exemption from size restrictions is specific to this category.
This tier is particularly relevant for investors who want access to the highest-demand areas at a lower capital commitment, or who are interested in renovation-led strategies. The planning, construction and compliance requirements for conversions and restorations are, however, considerably more complex than for a standard residential purchase. Specialist legal and technical advice is essential before pursuing this route.
What the Permit Provides
No Minimum Stay Requirement
This is one of the most distinctive features of the Greek Golden Visa. Unlike some residency programmes that require permit holders to spend a minimum number of days per year in the country, the Greek Golden Visa carries no such obligation. Your permit remains valid as long as the qualifying investment is maintained, regardless of how much time you spend in Greece.
This makes the programme attractive to investors who are not planning to relocate to Greece but wish to secure an EU residence status and Schengen travel rights.
Schengen Area Travel
Greece is a full Schengen member. A Greek Golden Visa residence permit allows the holder (and included family members) to travel freely within the Schengen Area for stays of up to 90 days in any 180-day period, without requiring a separate Schengen visa. This is a significant practical benefit for non-EU nationals who travel frequently for business or personal reasons.
Family Inclusion
The Greek Golden Visa is explicitly a family programme. The following family members of the principal applicant are eligible to be included in the same application and receive permits of identical duration:
- Spouse or registered partner
- Children of the applicant and/or spouse, up to the age of 21
- Dependent parents of the principal applicant
- Dependent parents of the spouse
Children's permits typically extend to age 21, after which separate arrangements may be required. Family members included on the Golden Visa share the principal applicant's permit duration and renewal cycle.
No Right to Employment
The standard Golden Visa permit authorises residence and self-employment (including management of your investment) but does not grant the right to work as an employee for a Greek employer. If employment in Greece is a goal, a separate work permit must be sought. This distinction matters for families with adult children who may wish to study and then work in Greece.
Path to Citizenship
After seven years of legal residence in Greece, Golden Visa holders may apply for Greek citizenship by naturalisation. This is not automatic at the seven-year mark. Applicants must demonstrate:
- Continuous legal residence over the qualifying period
- Genuine ties to Greece
- Sufficient knowledge of the Greek language
- Integration into Greek society
Greek citizenship confers EU citizenship, including the right to live and work freely across all EU member states. The path from Golden Visa to citizenship is a long-term planning consideration rather than a short-term feature, and the requirements are genuinely demanding. Anyone planning their investment around an eventual citizenship outcome should seek specialist immigration legal advice well in advance.
Short-Let Restrictions on Golden Visa Properties
An important restriction introduced alongside the 2024 threshold revisions: properties purchased under the Golden Visa programme cannot be used as short-term rentals (for example via platforms such as Airbnb or similar). This restriction is significant for investors who might otherwise assume that a Golden Visa property can serve double duty as a holiday rental income asset.
Long-term residential lettings are generally permitted. If short-let income is a core part of your investment rationale, you should take specific legal advice on how this restriction applies to your intended property and strategy before committing capital.
Alternative Investment Routes
While property is by far the most common Golden Visa investment route, the Greek programme also provides for non-property qualifying investments:
- Bank deposits: A deposit of €500,000 in a Greek bank or Greek state savings institution
- Investment funds: An investment of €350,000 in Greek government bonds, shares listed on the Athens Stock Exchange, or eligible Greek funds
These routes are less commonly used than property investment, partly because they offer no potential capital appreciation and carry their own liquidity and market risk. They may, however, suit investors who do not wish to hold direct real estate or who prefer a more liquid underlying asset.
The Application Process
The Golden Visa application is a legal process that runs in parallel with the property purchase. Key steps include:
- Select and complete the qualifying investment — the property must be purchased and the full purchase price paid before the application can proceed. Funds must pass through the Greek banking system.
- Obtain an AFM (Greek tax number) and open a Greek bank account — both are required before completing the purchase.
- Instruct a Greek immigration lawyer — separate from, or working alongside, your property lawyer. The immigration lawyer prepares and submits the residence permit application.
- Gather supporting documentation — passport copies, clean criminal record certificate (apostilled if required), health insurance covering Greece, proof of investment.
- Biometrics appointment — the principal applicant and family members must attend in person in Greece for biometric data collection. This can be arranged after the investment is completed.
- Permit issued — processing times have varied; allow several months. A certificate of application is issued immediately on submission, which serves as interim proof of legal status while the permit is processed.
The application must be renewed every five years. Renewal requires confirmation that the qualifying investment is still held.
Fund Routing Requirement
A critical and non-negotiable requirement for Golden Visa applicants: the full purchase consideration must pass through the Greek banking system. Payments made directly from a foreign bank account to the seller do not satisfy this requirement. This is why opening a Greek bank account is an essential step before completing the purchase, not an administrative afterthought.
See our guide to buying property in Greece for the full sequence of steps, including AFM and bank account requirements.
Tax and Cost Considerations
The Golden Visa investment threshold is based on the purchase price of the property only. Transaction costs — including transfer tax, notary fees, legal fees and agent fees — do not count towards the qualifying threshold and must be budgeted separately. Total transaction costs on a Greek property purchase typically amount to 8–10% of the purchase price.
For a full breakdown of taxes on purchase, annual ownership (ENFIA), rental income and capital gains, see our Greece property taxes and fees guide.
Internal Resources
- Greece property investment overview
- How to buy property in Greece
- Greece property taxes and fees
- Browse Greek property listings
- Residency and citizenship resources
How Global Investments Can Help
Global Investments Properties has over 32 years of experience supporting international and expat investors across complex cross-border decisions. Our team can help you identify qualifying properties across Greece's Golden Visa tiers, introduce you to specialist immigration and property lawyers, and ensure you understand both the investment and the residency implications before committing capital. We do not provide legal, tax or immigration advice. Explore current listings or visit our residency and citizenship section to find out more.
Frequently asked questions
What is the minimum investment for the Greece Golden Visa?
The lowest current entry point is €250,000, applicable to the conversion of commercial buildings to residential use and the restoration of listed buildings, anywhere in Greece. The thresholds for standard residential property purchases are €400,000 or €800,000 depending on location.
Do I need to live in Greece to keep the Golden Visa?
No. The Greek Golden Visa carries no minimum stay requirement. You may renew your permit every five years without having spent any time in Greece, provided the qualifying investment is maintained.
Can my family be included on my Golden Visa application?
Yes. The principal applicant's spouse or partner, children under 21, and dependent parents of both the applicant and spouse are all eligible to be included in the same application and receive permits of equal duration.
Can I rent out my Golden Visa property?
Long-term residential rental is generally permitted. However, using a Golden Visa property as a short-term rental (for example via Airbnb) is restricted under current rules. Seek specific legal advice before assuming any particular rental strategy is available.
How long until I can apply for Greek citizenship?
After seven years of qualifying legal residence in Greece, you may be eligible to apply for Greek citizenship by naturalisation. This requires demonstrating actual ties to Greece and meeting language and integration requirements; it is not automatic on reaching the seven-year threshold.
Does the Golden Visa grant the right to work in Greece?
The standard Golden Visa residence permit does not include the right to work for an employer in Greece. It does permit self-employment and the management of your investment. Work authorisation requires a separate permit.
This guide is for general information only and does not constitute financial, legal or tax advice. Programme rules, prices and tax rates change; verify current requirements with a qualified adviser before acting.