Greece Golden Visa Programme

The Greece Golden Visa Programme is a residence-by-investment scheme established under Greek immigration law (Law 4251/2014, as amended) that grants five-year renewable residence permits to non-EU nationals who invest in qualifying Greek real estate. Introduced in 2013, the programme has become one of Europe’s most popular Golden Visa pathways, offering full Schengen Area access, no minimum stay requirement, and the inclusion of family members. The programme is administered by the Greek Ministry of Migration and Asylum through regional Decentralised Administrations.

The minimum investment depends on the location of the property. In designated areas — which include most regions of Greece — the minimum real estate investment is EUR 250,000. In prime locations including Athens (central), Thessaloniki, Mykonos, Santorini, and certain other high-demand areas, the minimum threshold is EUR 500,000. Greece has also introduced an alternative startup investment route requiring a minimum of EUR 250,000 in a qualifying Greek business. The real estate investment must be maintained for the duration of the residence permit.

The lower EUR 250,000 threshold applies to most of Greece, including many islands, rural regions, and secondary cities. Designated areas are determined by the Greek government and periodically updated. Prime areas subject to the EUR 500,000 threshold include central Athens, northern and southern suburbs of Athens, Thessaloniki, Mykonos, and Santorini. TopNation Global provides current guidance on which areas fall under each threshold and assists clients in identifying properties that meet programme requirements while aligning with their investment objectives.

No. One of the most significant advantages of the Greece Golden Visa is that there is no minimum physical presence requirement. Holders of the residence permit are not obligated to spend any specific number of days in Greece each year. The only requirement for maintaining the permit is continued ownership of the qualifying property. This makes the programme particularly attractive to globally mobile investors and families who wish to secure European residence while maintaining their primary residence elsewhere.

Yes. The Greece Golden Visa offers one of the broadest family inclusion definitions among European residence-by-investment programmes. The main applicant may include their spouse or registered partner, dependent children under the age of 21, and the parents of both the main applicant and their spouse. All family members receive the same five-year renewable residence permit and enjoy the same rights to Schengen Area travel. Dependant children who reach the age of 21 may apply for an independent permit under certain conditions.

Yes. There are no restrictions on renting out the qualifying property. Many Golden Visa investors generate rental income from their Greek properties, particularly through short-term holiday rentals. Greece’s position as one of the world’s leading tourism destinations — attracting over 30 million visitors annually — creates strong demand for short-term rental accommodation, especially in Athens, the Greek islands, and coastal areas. Rental yields in prime tourist locations can be attractive, making the Golden Visa a dual-purpose investment combining residency with income generation.

The standard processing time for a Greece Golden Visa application is approximately four months or more from the date of submission to the relevant Decentralised Administration. Processing times may vary depending on the region, the completeness of the application, and the current volume of applications under review. Upon submission, applicants receive a certificate confirming their application, which serves as proof of legal residence until the permit is issued. TopNation Global ensures all documentation is complete and accurate to minimise processing delays.

Selling the qualifying property results in the loss of the Golden Visa residence permit. The residence permit is directly tied to property ownership, and divestment terminates the right to reside. However, investors may sell one qualifying property and purchase another of equal or greater value without losing their residence status, provided the new property meets programme requirements. TopNation Global advises clients on property portfolio strategies that maintain compliance while optimising investment returns.

The Greece Golden Visa does not automatically grant the right to employment in Greece. However, Golden Visa holders may establish and operate a business in Greece, invest in Greek companies, and engage in commercial activities. For those seeking employment, a separate work permit may be required depending on the nature of the role. The programme is primarily designed for investors, retirees, and globally mobile individuals rather than those seeking employment within the Greek labour market.

The Golden Visa does not directly lead to citizenship. However, Greece offers a pathway to naturalisation for individuals who have physically resided in the country for a minimum of seven years. Applicants for citizenship must demonstrate sufficient knowledge of the Greek language, history, and culture, and must pass an examination administered by the Greek authorities. Importantly, the seven-year requirement demands actual physical presence — spending at least 183 days per year in Greece — which differs from the Golden Visa’s no-stay requirement. TopNation Global advises clients on long-term planning for those who wish to pursue Greek and EU citizenship.

Holding a Greece Golden Visa does not automatically make the investor a Greek tax resident. Tax residency is determined by physical presence (183 days or more per year) or by having one’s centre of vital interests in Greece. Investors who do not reside in Greece are generally only taxed on Greek-sourced income, such as rental income from their property. For those who choose to relocate, Greece offers attractive tax incentives including a non-dom regime providing a flat annual tax of EUR 100,000 on worldwide income and a flat 7% tax rate for foreign retirees transferring their fiscal residence to Greece. TopNation Global works with specialist tax advisors to optimise each client’s position.

Applicants must provide a comprehensive documentation package including a valid passport, proof of qualifying property ownership (notarised deed of sale and Land Registry certificate), proof of health insurance valid in Greece, a Greek tax registration number (AFM), biometric photographs, proof of payment of the property transfer tax, and a completed application form. Family members must provide certified birth and marriage certificates, and all foreign documents must be apostilled or legalised and officially translated into Greek. TopNation Global manages the entire documentation process to ensure full compliance.

The Greece Golden Visa remains one of the most competitive residence-by-investment programmes in Europe. At EUR 250,000 in designated areas, it offers the lowest entry point among established EU Golden Visa schemes. It combines no minimum stay requirement, broad family inclusion, fast processing, and the ability to generate rental income — advantages that few competing programmes match simultaneously. While Portugal has closed its real estate route and Spain has announced plans to phase out its Golden Visa, Greece continues to offer a stable and well-established programme. TopNation Global provides comparative analysis to help clients select the programme best aligned with their objectives.