01
€800,000+
High-Demand Locations
Applies in Attica, Thessaloniki, Mykonos, Santorini and islands with populations above 3,100.
- Generally one property with at least 120 m² of main space.
Greece Golden Visa
Residence Through Qualifying Investment
Program overview
Greece’s Golden Visa grants a renewable residence permit to qualifying non-EU investors and eligible family members. Property thresholds now depend on location and asset type. Applicants must verify the exact property and use restrictions before committing funds.
The former general €250,000 and €500,000 property bands are no longer current. The €250,000 level is limited to specific conversion and restoration routes.
Residence Through Qualifying Investment
Residency Partners
Current routes and requirements
02
€400,000+
Other Greek Locations
Applies to qualifying property outside the specified high-demand locations.
- Generally one property with at least 120 m² of main space.
03
€250,000+
Commercial-to-Residential Conversion
Available for qualifying property converted to residential use under the program rules.
04
€250,000+
Listed Building Restoration
Available for qualifying listed buildings that will be fully restored.
Key eligibility requirements
- Be a non-EU/EEA national and complete a qualifying investment.
- Document lawful source of funds and satisfy due-diligence checks.
- Maintain health insurance and the qualifying investment.
- Observe restrictions on short-term rental and commercial use.
Program due diligence
Key facts before you proceed
A concise review of the rules that materially affect eligibility, cost and long-term planning. Expand the detail you need before making a commitment.
Checked against official sources
Last reviewed 2026-09-20
Availability and review status
Open
Status checked 2026-09-20
The Greek permanent investor residence framework is open. Property thresholds depend on location and asset type; the €250,000 route is limited to specified conversion/restoration cases rather than ordinary property everywhere.
Physical presence
No minimum stay is required to maintain or renew the investor residence permit. Time spent outside Greece does not, however, count as residence for naturalisation.
Planning range — editorial estimate
Common planning range: approximately 3–8 months after property/investment completion and a complete filing.
Family inclusion
The framework can include a spouse or registered partner, unmarried children under 21 (with continuation rules up to 24 in qualifying cases), and direct ascendants of both spouses/partners. Each family member receives a separate permit/card.
Government and application costs
Property transfer tax, notary, land-registry/cadastre, engineer, legal, banking, translation and insurance costs are additional. Confirm the current e-paravolo code and dependant exemptions before payment.
Investor residence e-fee
Main applicant, grant or renewal
€2,000
Non-refundable
Residence e-fee for adult family member
Each adult dependant where applicable
€150
Non-refundable
Residence card printing fee
Each card
€16
Non-refundable
Eligibility and admissibility
Available to non-EU/EEA applicants who satisfy admissibility and source-of-funds checks. EU sanctions and Greek public-order/security rules can prevent or constrain applications; obtain confirmation for sanctioned persons or funds.
Official timing indication
No single guaranteed end-to-end decision time is stated on the current ministry overview.
Appointment availability, title checks, biometrics, local office workload and security screening can extend the timeline.
Investment, holding and exit risk
Holding requirement: The qualifying property or investment must be retained for residence renewal. There is no fixed exit date if the applicant wants to keep renewing on the investment basis.
Refundability and exit: Property and financial assets are privately owned investments, not refundable government payments. Exit depends on market sale/redemption and may terminate the basis for renewal.
- Location and property-use rules determine the applicable €800,000, €400,000 or restricted €250,000 threshold.
- Property prices, rental returns, taxes, maintenance and liquidity can move against the investor.
- Short-term rental and conversion/restoration restrictions require asset-specific legal due diligence.
Residence and practical rights
- Five-year renewable residence in Greece.
- Schengen short-stay travel subject to the 90-days-in-180 rule outside Greece.
- Access to education and residence for eligible family members.
- The investor permit does not ordinarily grant salaried-employment rights; investment/business activity is subject to separate company, tax and licensing rules.
Long-term residence, citizenship and tax
Renewal or permanent residence: The permit is renewable in five-year periods while the qualifying investment is retained and renewal requirements are met. It is already a permanent-type investor residence permit but is not EU long-term residence without the separate residence/integration conditions.
Citizenship path: Citizenship is possible only through the ordinary naturalisation rules, generally including seven years of actual lawful residence, genuine physical presence, language/civic integration and other statutory conditions. Holding the investment permit without living in Greece is not enough.
Tax planning: Immigration status and tax residence are separate tests. Residence days, permanent-home, centre-of-interests, controlled-company, estate and source-income rules can create liabilities. Obtain cross-border tax advice before changing residence or investing.
Official sources and review method
Official sources
- Hellenic Ministry of Migration and Asylum — Golden VisaChecked 2026-09-20T00:00:00.000Z
- Enterprise Greece — Updated Golden Visa property rulesChecked 2026-09-20T00:00:00.000Z
Editorial source review
Editorially checked against the linked official sources. This is not a local-law opinion; case-specific eligibility, fees and transaction documents must be confirmed by regulated local counsel before engagement.
Reviewed 2026-09-20
Program at a glance
High-Demand Areas
€800,000+
Other Areas
€400,000+
Conversions or Listed Buildings
€250,000+
Frequently asked questions
What are the current Greece Golden Visa property thresholds?
The main thresholds are €800,000 in specified high-demand areas and €400,000 elsewhere. Certain conversion and listed-building restoration routes remain at €250,000.
Does Greece require me to live there to renew the permit?
The investor residence route generally does not impose a minimum physical-stay requirement for renewal, provided the qualifying conditions remain satisfied.
Residency Partners
Discuss this program with our team
Request a case-specific assessment before making any investment or application decision.
Request a confidential consultation