Everything you need to know about obtaining Greek residency through real estate investment — thresholds, eligible properties, the application process, and FAQs.
The Greek Golden Visa is a residency-by-investment program that grants non-EU nationals and their families a 5-year renewable residency permit in exchange for a qualifying real estate investment in Greece.
Launched in 2013 under Law 4251/2014, it quickly became one of the most popular Golden Visa programs in Europe — and for good reason. Greece offers no mandatory residency requirement, full Schengen Area travel rights, and a relatively straightforward application process.
Unlike citizenship programs, the Golden Visa does not automatically grant a Greek passport. However, after 7 years of continuous legal residency, holders may apply for Greek citizenship.
The minimum investment amount depends on where the property is located. Greece is divided into two tiers:
| Region | Min. Investment | Notes |
|---|---|---|
| Athens (Attica region) High demand | €800,000 | Applies to residential properties ≥120 m² |
| Thessaloniki High demand | €800,000 | Applies to residential properties ≥120 m² |
| Mykonos High demand | €800,000 | Applies to residential properties ≥120 m² |
| Santorini High demand | €800,000 | Applies to residential properties ≥120 m² |
| Islands >3,100 population High demand | €800,000 | Including Corfu, Rhodes, Crete (some areas) |
| All other regions Standard | €250,000 | Rural areas, smaller islands, regional cities |
| Commercial to residential conversion Standard | €250,000 | Converting commercial buildings to residential use |
Not every property qualifies. The investment must meet specific criteria defined by Greek law:
New-build or resale apartments. In high-demand zones, must be ≥120 m². No size restriction in standard zones.
Private houses, townhouses, and villas across Greece and the islands. Popular in Crete, Mykonos, and Santorini.
Office buildings, retail units, hotels, and warehouses. Minimum €250,000 regardless of location.
Commercial buildings converted into residential use qualify at the €250,000 threshold, even in high-demand areas.
Plots of land with an approved building permit may qualify — the permit must be obtained before application.
Properties purchased off-plan qualify as long as the full payment is made — regardless of completion date.
The Greek Golden Visa application typically takes 2–4 months from purchase to permit issuance. Here's what to expect:
Select a qualifying property, agree terms with the seller, and complete the purchase through a licensed Greek notary. You'll need a Greek tax number (AFM) and a Greek bank account.
4–8 weeksGather required documents: valid passport, title deed, proof of payment, property insurance, recent photos, and medical insurance valid in Greece. All documents in foreign languages must be officially translated.
1–2 weeksSubmit the application in person (or via a licensed lawyer with power of attorney) at the Migration Authority (Αποκεντρωμένη Διοίκηση) in the region where the property is located. A receipt is issued immediately, valid as a temporary residency document.
1 dayYou must appear in person at the Migration Authority to submit fingerprints and a photo. Family members must also attend if included in the application.
1 day (appointment needed)The residency card (biometric permit) is issued and sent to the address in Greece you provided. You can collect it in person or authorise someone to collect on your behalf.
30–90 days from submissionRenew before expiry by proving you still own the qualifying property. The renewal process is similar to the initial application but significantly faster.
Every 5 yearsOne of the most compelling features of the Greek Golden Visa is that a single investment covers the entire immediate family at no extra cost:
The main applicant's spouse or registered partner, children under 21 (or up to 24 if financially dependent and enrolled in education), and parents of both the main applicant and spouse are all included in the single investment.
Browse all verified Golden Visa listings across Greece — search by location on the map or filter by your budget.