Greece Golden Visa & Investment Strategy
A European base, a Mediterranean market and a residence-by-investment framework—considered together with property, legal and long-term objectives.
Golden Visa property routes
Why Greece
Greece combines an EU and euro-area base with Mediterranean access and connections across Europe, the Middle East and North Africa.
European platform
An EU and euro-area jurisdiction with access to European institutions, infrastructure and markets.
Strategic geography
A Mediterranean location connecting Southeast Europe with the Middle East and North Africa.
Multiple investment lenses
Real estate, hospitality, logistics, energy transition and digital activity create distinct opportunities that require sector-specific due diligence.
Golden Visa property routes at a glance
For qualifying third-country nationals, Greece’s property-linked residence framework currently uses three principal minimum thresholds. The property, location and legal route must be verified before commitment.
Selected high-demand areas
The Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population above 3,100.
Other areas of Greece
The standard minimum threshold outside the designated €800,000 locations, subject to all property and programme conditions.
Specific conversion or restoration routes
Certain conversions from non-residential to residential use, or restoration of listed buildings. Route-specific conditions and timing must be independently verified.
Residence framework
Five-year permit
The initial investor residence permit is issued for five years, subject to eligibility and approval.
Renewal
It may be renewed in five-year periods while the qualifying investment is maintained and the applicable conditions remain satisfied.
Family
Eligible family members may apply for linked permits; exact eligibility and documentation are assessed individually.
A coordinated route from objective to application
- 01
Objectives & route
Define residence, investment, family and timing objectives before choosing a legal route.
- 02
Independent due diligence
Verify title, use, planning, tax, programme eligibility and transaction structure with licensed specialists.
- 03
Transaction & registration
Complete the legally required transaction, payments and registration in the correct sequence.
- 04
Application & compliance
Submit the residence application and preserve the evidence needed for ongoing compliance and renewal.
Plan beyond the purchase price
A sound budget separates the qualifying investment from taxes, registration, professional work, residence fees and ongoing ownership costs. Exact figures depend on the property and the applicant.
Property and route
Confirm the applicable €800,000, €400,000 or specific €250,000 route before signing or paying a deposit.
Tax and registration
A buyer normally needs a Greek tax number. Real estate transfer tax is generally 3% of the taxable value, with the applicable municipal levy, unless a different tax treatment applies.
Independent professionals
Budget separately for legal, notarial, engineering, translation, land-registry or cadastre, banking and other transaction work.
Application and ownership
Residence application fees, card issuance, insurance, property tax, maintenance and management are separate and should be confirmed for the case.
Greece Golden Visa: frequently asked questions
Clear starting answers for planning. Eligibility and documents must still be checked against the current rules and the specific property.
Who can use the property investment route?
It is intended for qualifying third-country nationals. Identity, lawful entry or stay, insurance, source-of-funds and other application evidence are assessed under the applicable procedure.
How long is the investor residence permit valid?
The initial permit is generally issued for five years and may be renewed in further five-year periods while the qualifying investment and other applicable conditions are maintained.
Does the permit give the investor a right to work in Greece?
The property-linked investor permit does not itself provide a right to employment. Separate rules may apply to business ownership or other activities and require specialist advice.
Can family members be included?
Eligible family members may apply for linked residence permits. The qualifying relationship, age limits and supporting documents must be checked for each person under the current rules.
Can several properties be combined to reach the threshold?
The €800,000 and €400,000 residential routes generally require the investment in one property. The specific €250,000 routes also have their own single-property and legal-use conditions.
Does the 120 m² rule apply to every route?
It generally applies to the €800,000 and €400,000 residential routes. The specific change-of-use route is treated differently, but every property and legal basis must be verified before commitment.
Can a Golden Visa property be used for short-term rental?
Programme property is subject to restrictions on short-term rental. The intended use and any lease or management plan should be legally reviewed before purchase.
What happens if the qualifying property is sold?
Selling or otherwise ceasing to hold the qualifying investment can affect or end the basis for the investor permit. Obtain advice before any disposal or restructuring.
Is the purchase price the full project budget?
No. Taxes, notarial and registration costs, legal and technical checks, translations, application fees, insurance and ongoing ownership costs must be budgeted separately.
Does a Golden Visa guarantee citizenship or investment returns?
No. It is a residence route, not a guarantee of citizenship, approval, rental income, resale value or financial return. Immigration and investment decisions require separate assessment.
Important conditions and risk boundaries
Programme overview reviewed September 2026 using official sources. Rules, interpretation and implementation can change.
- The €800,000 and €400,000 residential routes generally require one property with at least 120 square metres.
- Properties used for the programme may not be offered for short-term rental.
- The €250,000 routes are not a generic discount: permitted use, title, approvals, conversion or restoration work, and legal timing require independent verification.
- A residence permit is not an endorsement of investment quality and does not guarantee returns, approval or citizenship.
Official information sources
Greek Ministry of MigrationMinistry implementation circularGreek National RegistryAADE
Build your Greece strategy around verified facts.
We can help frame the decision and coordinate the relevant independent property, legal and tax workstreams.