The program Golden Visa in Greece allows citizens of third countries to obtain a residence permit based on investment in real estate or the economy. According to the law L. 5100⁄2024, this permit lasts for five years and can be renewed if the investment is maintained. Along with this program, investors gain the opportunity to travel within the Schengen zone and other benefits that come with staying in Greece. Read the key things to know about the Greek Golden Visa.

What is the Golden Visa?

The Greek Golden Visa allows citizens of third countries to obtain a residence permit in Greece based on
1. investment in real estate and
2. investment in the Greek economy.

According to the law L. 5100⁄2024 (article 64), this permit is initially issued for five years and can be renewed. For more details on the Law regulating investment in the Greek economy, see here (in English).

How much does the Golden Visa cost?

The Migration Law defines two categories of investment permits:

  • B5 - Investments in real estate (“Golden Visa”): purchasing real estate in Greece according to minimum amounts defined by law.
  • B4 - Financial investments: investments in stocks, bonds, funds, and similar financial instruments.

1. Minimum investment amount in real estate

According to Law 5100⁄2024, the minimum investment amount depends on the location and type of the property:

Standard properties (minimum 120m2)
  • High-demand areas: Attica, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 inhabitants
    • Minimum investment amount: €800,000
    • Minimum square footage of the main residential area: 120 m²
  • Other regions of Greece
    • Minimum investment amount: €400,000
    • Minimum square footage of the main residential area: 120 m²
  • The investment must be in one property that is either built or has a building permit.
Exceptions
  • Protected or conservatory buildings
    • Investment threshold: €250,000
    • The square footage may be smaller, but restoration is mandatory within 5 years.
  • Conversion of commercial/industrial buildings into residential units
    • Investment threshold: €250,000
    • Square footage and rules depend on the building and completion of the conversion before applying.

2. Financial investments in the Greek economy

Under Law 5038⁄2023 (arts. 99-100A): this may include

  • Capital contribution to companies: €500,000
  • Greek government bonds: €500,000
  • Fixed deposits in Greek banks: €500,000
  • Purchase of shares/bonds/funds with regulated trading: €800,000
  • Units in mutual funds or alternative investment funds (AIF): €350,000

For more details, see HERE.

It is important to note that the Golden Visa does not automatically grant the right to work in Greece - the permit is for residence\, not work\, and careful planning of the legal and tax framework of the investment is necessary.

Who can get the Golden Visa?

This visa is available to all citizens of third countries who meet the investment or property ownership requirements in Greece.

What are the requirements for obtaining the visa?

To obtain the Greek Golden Visa, the applicant must:
1. Have a valid passport and be able to enter Greece and the Schengen area;
2. Invest in real estate or the economy of Greece, according to the minimum thresholds defined by Law.
3. Submit complete documentation for obtaining the golden visa.

Note: Protected or conservatory buildings, as well as the conversion of commercial/industrial buildings into residential units, have special thresholds (€250,000) and rules regarding square footage and restoration.

What are the benefits of the Golden Visa?

The Golden Visa allows:
-Continuous stay in Greece during the validity of the golden visa, and at the same time, if you do not wish to stay, you can have the visa without residing in Greece (i.e., residence in Greece is not a requirement for holding the visa).
-Travel without visas within the Schengen zone.
-Family members also have the right to enjoy privileges, including spouses, children, unmarried dependent children up to 21 years old, and dependent parents of both spouses.
-Return on investment: you can rent out the property (in accordance with local laws) and generate income while it is in your ownership. Long-term leasing is allowed, while short-term (such as Airbnb) is not permitted.

Selling the property means losing the Golden Visa.

What does the Golden Visa NOT IMPLY?

  • Possessing the Golden Visa does NOT GRANT the right to work!

The Golden Visa is valid only as long as the property or investment is in the owner’s possession. If the property is sold, the residence permit is revoked.

How to apply for the Golden Visa?

The application for the Greek Golden Visa is submitted to the Directorate for Foreigners and Immigration, along with supporting documentation.
A requirement for applying for the visa is that the purchase or investment is completed.
We will roughly mention the documentation needed, for a detailed list, see the official Ministry’s website.

  • Completed application form and 4 passport photos (printed and digital).
  • Certified copy of a valid passport and relevant visa.
  • Private health insurance policy.
  • Proof of purchase or lease of real estate / timeshare contract, with confirmation of full payment and any notarizations.
  • Certificate of no encumbrances on the property (cadastre/substitute register).
  • Sales contracts or construction/restoration contracts, registered in the tax office.
  • Confirmation from the National Tourism Organization (EOT/NTO) about licenses and timeshares.
  • Proof of investment in the Greek economy (capital in a company, start-up, financial instrument, or strategic project).
  • Proof of legal origin of funds and payments made.
  • Documentation about the investment itself (contracts, bank transfers, approvals from competent authorities).
  • Electronic fees and fees for processing and issuing the residence permit (€16 + relevant electronic fee).

The visa fee is around 2000 euros, but for the exact amount, it is best to consult your lawyer.

Application for the Golden Visa for family members:
A separate application is required for each family member, along with proof of relationship.

How long does the process take?

The process from application submission to receiving a decision can take from 40 days to three months, depending on the complexity of the application and the submitted documents.

Explore the complete process of buying property in Greece through our detailed guides:

Buying Property in Greece – a clear, step-by-step introduction to the entire process, including taxes, costs and ownership obligations.
Buying an Apartment or House by the Sea in Greece – Real Experiences – real buyer stories, practical examples and advice based on first-hand experience.
Work Permits and Property Purchase in Greece – an overview of residence and work permit options and how they connect to property ownership.
Where Is the Best Place to Buy Property in Greece? – an analysis of the most popular regions, with recommendations based on budget and intended use.
Buying Real Estate Near Thessaloniki - Tips and Recommendations - a practical guide to the most attractive areas around Thessaloniki
Working from Greece: A Guide for Digital Nomads – a detailed overview of residence and visa options for digital nomads who want to live and work in Greece.

We are always here to help you explore Greece! Follow us for the latest information, useful tips, and authentic experiences to make your holiday in Greece unforgettable!

We offer over 3,000 accommodations. Choose the one that suits you and your family by clicking HERE.

+

Internet as soon as you cross the border

You can have Internet as soon as you cross the border by purchasing our Nikana eSIM card here: https://nikana-esim.com/
Setting up is very simple, via a barcode in a few seconds you will have internet on your phone for any country in the world.
Detailed instructions, how to check if your phone supports eSIM and answers to all questions can be found here: Nikana ESIM internet

Follow us on social media where we regularly share exclusive offers, discounts, and special holiday packages for Greece, as well as information, tips, and useful news.
Facebook: Nikana.gr
Instagram: @nikana.gr
Tiktok: nikana.gr
Facebook group: Live from Greece
YouTube channel @NikanaTravel
Email us at: nikana@nikana.gr
Visit our website nikana.gr, the leading source of information about Greece in the Balkans.