Greece Golden Visa – Real Estate Investment Route

Secure Greek residency through qualifying real estate purchases across Greece’s regions and islands.

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At a glance

Quick facts

Minimum investment: €250,000; Currency: EUR

Typical timeline: 4 months; From application start

Highlights

Greece
real estate
residency by investment

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Quick eligibility check

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1Are you a non-EU national?

Only non-EU nationals qualify for this program.

Yes

2Do you have access to at least €250,000 in verifiable funds?

Minimum threshold varies by option; lowest is €250k.

Yes

3Are you willing to complete purchase and property registration in Greece?

You’ll need SPA/title transfer and local registration.

Yes

Select answers above to get an instant indication and tailored next steps.

Program overview

The Greece Golden Visa – Real Estate Investment route allows non-EU investors to obtain a renewable five-year residency permit by purchasing qualifying property in Greece. Investors may select from regional or major-city/island options with thresholds ranging from €250,000 to €800,000. The permit allows visa-free travel within the Schengen Area, family inclusion (spouse, children up to 21, dependent parents), and the ability to rent the property. Retain ownership of the qualifying asset to renew the permit; eligibility for citizenship is possible after 7 years with a 183-day annual stay and Greek language proficiency.

Investment overview

Thresholds & options
- €800,000 — Single property (min 120 sqm) in Athens, Thessaloniki, Mykonos, Santorini, or islands with population > 3,100.
- €400,000 — Single property (min 120 sqm) in other areas of Greece.
- €250,000 — Purchase of a commercial property converted to residential (conversion completed before applying).
- €250,000 — Purchase and full restoration of a listed historic/culturally significant property.

Costs & proof of funds

Costs & funds

Program fees & proof of funds

Estimated program totals

EUR: €1,700,000

Required proof of funds

EUR: €0

Detailed fee table

Program fee breakdown with price, timing and notes.
Item	Price	When	Notes
Single property (major cities/islands, >3,100 pop, min 120 sqm)	€800,000	Upon purchase	Min €800,000; property ≥120 sqm.
Single property (other areas, min 120 sqm)	€400,000	Upon purchase	Min €400,000; property ≥120 sqm.
Commercial property converted to residential	€250,000	Upon conversion	Min €250,000; conversion completed pre-application.
Listed historic / cultural property	€250,000	Upon restoration	Min €250,000; full restoration required.
Estimated government & admin fees	€0	Upon payment	Verify current fees (notary, transfer, admin).

Swipe horizontally to see all columns.

We’ll share a personalized cost sheet after your pre-screen.

Proof of funds

Proof of purchase funds (bank statements / SWIFT transfers) — confirm requirements€0
Verify bank statement period and documentary requirements with official sources.

Required (EUR): €0

Figures are indicative and may change with family size, project selection and program updates.

Eligibility

Applicant must be a non-EU national.
Make and retain a qualifying real estate investment as described in prices.
Transfer funds from abroad and provide proof of source of funds.
Complete required documentation and attend a scheduled biometric appointment in Greece.
Cover all government, notary, and legal fees.

Key benefits

Obtain five-year renewable residency in Greece through real estate investment.
Enjoy visa-free travel across the Schengen Area (90 days in any 180-day period).
No formal minimum physical stay required to maintain residency.
Eligible to rent out qualifying investment properties for income.
Pathway to Greek citizenship after 7 years with 183-day annual residency and Greek language proficiency.

Application process

Process

How it works

7 steps

Step 1: Property selection & reservation
Identify qualifying property, sign reservation / SPA, and complete KYC pre-screen.
GuidedAvg. 2–4 weeks
Step 2: POA & AFM
Legalize Power of Attorney if applicable; request Greek tax number (AFM).
GuidedAvg. 2–4 weeks
Step 3: Funds transfer & closing
Transfer purchase funds to Greece, complete notary and title registration.
GuidedAvg. 2–4 weeks
Step 4: Compile application
Prepare application pack and supporting documents; file with competent Greek authority.
GuidedAvg. 2–4 weeks
Step 5: Biometrics
Attend biometric enrollment in Greece within 6 months of submission.
GuidedAvg. 2–4 weeks
Step 6: Residence permit issuance
Receive the 5-year residency permit; renew every 5 years while retaining the qualifying asset.
GuidedAvg. 2–4 weeks
Step 7: Long-term pathway
After 5 years consider PR; after 7 years of qualifying residence and language proficiency, consider naturalization.
GuidedAvg. 2–4 weeks

Comparison

Investment Option	Real Estate Investment	Capital / Other Investment
Min Investment	€250,000–€800,000	€250,000–€800,000
Fees (€)	€2,000 + family fees	€2,000 + family fees
Holding Period	5 years	Varies by vehicle
Family Inclusion	Spouse + children up to 21, dependent parents	Spouse + children up to 21, dependent parents
Citizenship Eligibility	7 years (183-day stay + Greek)	7 years (183-day stay + Greek)
Liquidity	Low–Medium	Medium–High
Typical Use Case	Lifestyle, rental income	Bonds, REICs, funds

Who this program is NOT for

Serious criminal convictions or pending criminal investigations.
Inability to provide verifiable source of funds or legitimate financial documentation.
False declarations or forged documents.

Not a match? Explore other programs in Greece.

Frequently asked questions

From €250,000 (for commercial conversion or restoration projects) up to €800,000 for qualifying properties in major cities/islands. See investment thresholds above.

No. There is no minimum physical stay required to maintain the Golden Visa; however, 183 days annual stay is required for tax residency/citizenship considerations.

Yes — qualifying real estate can be rented, subject to local rental regulations, taxes, and management requirements.

No — government, notary, transfer taxes and related fees are additional. Exact figures should be verified with Greek authorities.

Spouse, children up to 21, and dependent parents (subject to eligibility).

Typical processing time for the application phase is 2–4 months, though timelines vary depending on completeness and local processing volumes.

Explore

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