Greece Golden Visa

Nadia Dardón

Immigration Content Writer

Last update 26 September, 2025

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Greece Rating from Citizen Remote

Overall 3.8

Internet Infrastructure 4.0

Country Stability 4.0

Cost of Living 3.0

Ease of Obtaining Visa 4.0

Taxes 4.0

Quick Visa Facts

Visa length 5 years

Possible to extend? Yes, indefinitely, as long as the investment is maintained and requirements are met.

Who can apply? Non-EU/EEA/Swiss nationals and family.

Minimum Income Requirements No fixed amount; must show sufficient funds.

Time for visa applications 2–3 months approximately.

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Dreaming of living in the Mediterranean, owning a home in Greece, and enjoying visa-free travel across Europe? The Greek Golden Visa makes that possible. Since its launch in 2013, this residency-by-investment program has become one of the most popular in Europe, offering investors and their families the chance to secure long-term residence in Greece while unlocking access to the entire Schengen Area.

What sets Greece apart is its combination of lifestyle, affordability, and flexibility. With one of the lowest real estate entry thresholds in Europe, the Golden Visa is not just a residency permit; it’s a gateway to new opportunities, whether you’re drawn by business, education, or simply the charm of the Greek islands.

In this guide, we’ll break down everything you need to know about the Greek Golden Visa: who can apply, the latest investment requirements, the benefits you can expect, and how the process works.

Greece Golden Visa Overview

The Greek Golden Visa is a residency-by-investment program introduced in 2013 under Law 4251/2014, offering non-EU nationals and their families the opportunity to secure long-term residence in Greece. It quickly became one of the most sought-after programs in Europe due to its relatively low investment threshold, straightforward application process, and the lifestyle benefits of living in Greece.

Unlike some other residency schemes, the Greek Golden Visa does not require you to live in the country full-time, making it especially attractive to international investors, business professionals, and families looking for flexibility.

Who Is It For?

The program is designed for non-EU/EEA and non-Swiss nationals who want to obtain residency rights in Greece through investment. It’s especially appealing to:

Investors seeking access to the European Union and the Schengen Zone.
Families who want a secure, long-term residency option for education, healthcare, or future relocation.
Individuals looking for real estate opportunities in Greece’s growing property market.
People who want to diversify their residency options without committing to full-time relocation.

What Does It Allow You to Do?

Holders of the Greek Golden Visa enjoy a wide range of benefits, including:

Five-year renewable residence permit for the investor and eligible family members.
Visa-free travel across the 29 Schengen countries in Europe.
The right to live indefinitely in Greece (without mandatory stay requirements)
Access to local healthcare and education systems.
The possibility of applying for Greek citizenship after meeting long-term residency and integration requirements.

In short, the Greek Golden Visa provides a legal, flexible pathway for global investors and their families to enjoy the advantages of living, studying, and traveling in Europe.

Greece Golden Visa Requirements

To apply for the Greek Golden Visa, applicants must provide a standard set of documents along with specific proof of investment and compliance with Greek residency rules. Below is an overview of the key requirements.

When submitting your application, you will need:

Completed application form.
Valid passport (plus copies of all pages)
Recent passport-sized photographs (in line with biometric standards)
Proof of payment of government fees and applicable duties.
Proof of residence in Greece (such as a lease agreement, if applicable)
Criminal record certificate from your country of origin (or residence, if different)
Marriage and birth certificates for accompanying family members, translated and legalized.

Proof of Investment

Applicants must provide official documentation showing that the qualifying investment has been completed. This usually includes:

Property purchase deed and transfer certificate from the land registry (for real estate investors)
Bank transaction receipts proving the payment of funds.
Notarized contracts for other eligible investments (where applicable)

The minimum real estate investment is €800,000 in prime areas, €400,000 in other regions, or €250,000 for restoration/conversion projects, depending on property type and location.

Proof of Financial Self-Sufficiency

Applicants must demonstrate that they have sufficient financial resources to support themselves and their family members without relying on public funds in Greece. This is usually proven through:

Recent bank statements.
Tax returns or proof of income from the country of residence.
Employment or business ownership documents (if relevant)

There is no fixed minimum amount published in law, but applicants must show clear evidence of legal funds sufficient to cover the investment and support their household.

Private Health Insurance

Health coverage is mandatory for all Golden Visa applicants and their dependents. The insurance policy must:

Be issued by a provider authorized in Greece or recognized in the EU.
Cover all risks typically included for Greek citizens (hospitalization, accidents, etc.)
Remain valid for the entire duration of the residence permit.

Travel insurance is not accepted; it must be long-term residency health insurance. You can find our recommendations for the best health insurance plans here.

How to Apply for the Greece Golden Visa – Step-by-Step Instructions

Applying for the Greece Golden Visa involves a series of formal steps, from choosing the right investment to receiving your residence permit. Below is a simplified roadmap of the process.

Step 1: Choose Your Investment

Decide which qualifying investment route suits you best, most applicants choose real estate, but other eligible options include restoration projects or certain categories of commercial properties. Make sure the property or investment meets the official minimum thresholds.

Step 2: Gather Required Documents

Collect all the documents you’ll need for the application, including your valid passport, photographs, proof of investment, criminal record certificate, health insurance, and official translations of family documents if applying with dependents.

Step 3: Complete the Property Transaction (if applicable)

If applying via real estate, finalize the property purchase in Greece. This includes signing the purchase deed before a notary, registering it at the local land registry, and transferring funds through a bank account.

Step 4: Submit Your Application

File your application with the Decentralized Administration of Greece (or the competent immigration office), along with the required documents and payment of government fees. Applications can often be submitted through a legal representative with power of attorney.

Step 5: Provide Biometric Data

Once your application is accepted, you (and any dependents) must attend an appointment in Greece to provide biometric data such as fingerprints and photos.

Step 6: Receive Your Residence Permit

After approval, you’ll receive a residence permit valid for five years. The card is renewable indefinitely, provided you maintain your investment and continue to meet the program requirements.

Greece Stay Requirements

One of the most attractive features of the Greece Golden Visa is its flexibility regarding residency obligations. Unlike many other residence-by-investment programs, holders are not required to live in Greece full-time to keep their permit valid.

The visa is granted for five years and can be renewed indefinitely, provided the investment is maintained and all conditions continue to be met. This means you can enjoy the benefits of Greek and Schengen residency without relocating permanently, while still having the option to spend as much time in Greece as you wish.

However, if your long-term goal is to apply for Greek citizenship, you must demonstrate actual residence in the country for at least seven years, along with meeting integration requirements such as language proficiency.

How Much Does the Greek Golden Visa Cost?

The total cost of obtaining the Greek Golden Visa depends on the type of investment you choose and the mandatory government fees. At a minimum, applicants must commit to one of the following qualifying investments:

€800,000 for real estate in high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini.
€400,000 for real estate in other regions of Greece.
€250,000 for restoration projects or conversion of certain properties (e.g., listed buildings or commercial-to-residential conversions)

In addition to the investment itself, you should budget for:

Government application fee: €2,000 per main applicant.
Biometric issuance fee: €16 per residence permit card.
Family member fee: €150 per dependent included in the application.
Legal, translation, and notary costs: these vary depending on the property and service providers, but typically range from a few thousand euros upward.
Annual property ownership costs: such as property tax (ENFIA), utilities, and maintenance.

Overall, while the property investment is the main expense, applicants should plan for at least several thousand euros in additional administrative and legal costs to complete the process smoothly.

Taxes for People With a Greek Golden Visa

Holding a Greek Golden Visa does not automatically make you a Greek tax resident. If you spend fewer than 183 days per year in Greece, you are generally taxed only on income earned within the country (for example, rental income from a Greek property). However, if you reside in Greece for more than 183 days in a calendar year, you may become a tax resident, which means your worldwide income could be subject to Greek taxation.

Property owners in Greece should also be aware of local obligations:

Annual property tax (ENFIA) is payable by all property owners, regardless of whether they are residents.
Rental income tax applies if you rent out your property, with progressive rates depending on the income earned.
Capital gains tax may apply if you sell the property, though exemptions can exist depending on the holding period and tax treaties.

To attract international investors, Greece offers certain tax incentives. For example, eligible foreign tax residents relocating to Greece may benefit from special non-dom regimes, such as reduced flat taxes on foreign income under specific conditions.

In short, Golden Visa holders benefit from flexibility: you can enjoy the residency and Schengen travel rights without becoming a tax resident, unless you choose to spend significant time in Greece or shift your fiscal residence there.

Living in Greece with the Golden Visa

Living in Greece with a Golden Visa offers an exceptional blend of flexibility and lifestyle benefits. As a permit holder, you can enjoy the country’s stunning landscapes, vibrant cities, and idyllic islands without the obligation to reside full-time. This makes it ideal for investors, retirees, or families who want the security of a European residency while maintaining the freedom to travel or live elsewhere. The visa also covers your immediate family, allowing spouses and children to benefit from Greek healthcare, education, and social infrastructure.

Beyond practical benefits, living in Greece with the Golden Visa opens doors to cultural and economic opportunities. You can integrate into local communities at your own pace, participate in business ventures, or use your residency to explore the wider Schengen Area for work, study, or leisure. Whether you choose to spend winters in Athens, summers on the islands, or simply maintain the visa as a gateway to Europe, the Golden Visa provides both security and flexibility for a truly international lifestyle.

Best Cities to Live in Greece

Greece offers a wide range of lifestyle options, from bustling urban centers to serene island escapes. Here are three of the best cities to consider living in with a Golden Visa:

Athens

As the capital and largest city of Greece, Athens combines rich history with modern convenience. Residents enjoy world-class cultural landmarks such as the Acropolis and National Archaeological Museum, alongside vibrant neighborhoods full of cafés, restaurants, and nightlife. Athens also provides excellent infrastructure, international schools, hospitals, and a wide selection of real estate options, making it ideal for families, professionals, and investors alike.

Thessaloniki

Greece’s second-largest city, Thessaloniki, is known for its lively cultural scene, seaside promenade, and friendly atmosphere. It offers a more relaxed pace than Athens while maintaining access to universities, medical facilities, and business opportunities. The city’s thriving culinary scene, historic architecture, and growing real estate market make it a popular choice for Golden Visa holders seeking a blend of city life and affordability.

Chania (Crete)

For those who prefer island life, Chania on Crete offers stunning beaches, charming old towns, and a slower, more relaxed lifestyle. The city is rich in history and tradition, with Venetian harbor views, local markets, and easy access to outdoor activities such as hiking and sailing. Chania is perfect for investors and families seeking a Mediterranean lifestyle while still benefiting from the Golden Visa’s residency and travel advantages.

Cost of Living

The official currency of Greece is the Euro (€). 1 EUR = $1.1781 USD.

The average net monthly salary in Greece is around €1,098, which equates to approximately $1,292 USD.

Here’s a rundown of what you should expect to pay in different cities:

Athens

Rent (1 bedroom in city center): €650–€1,200 per month
Rent (3 bedrooms outside city center): €500–€900 per month
Basic Utilities (Electricity, Heating, Cooling, Water, Garbage): €150–€300 per month
Wi-Fi (60 Mbps or More, Unlimited Data, Cable/ADSL): €25–€40 per month
Public Transport (One-Way Ticket): €1.20
Groceries (2 people): €300–€500 per month

Thessaloniki

Rent (1 bedroom in city center): €500–€700 per month
Rent (3 bedrooms outside city center): €400–€600 per month
Basic Utilities (Electricity, Heating, Cooling, Water, Garbage): €150–€250 per month
Wi-Fi (60 Mbps or More, Unlimited Data, Cable/ADSL): €25–€40 per month
Public Transport (One-Way Ticket): €0.85
Groceries (2 people): €400–€600 per month

Chania (Crete)

Rent (1 bedroom in city center): €400–€700 per month
Rent (3 bedrooms outside city center): €300–€600 per month
Basic Utilities (Electricity, Heating, Cooling, Water, Garbage): €150–€250 per month
Wi-Fi (60 Mbps or More, Unlimited Data, Cable/ADSL): €25–€40 per month
Public Transport (One-Way Ticket): €1.50
Groceries (2 people): €350–€550 per month

FAQs

Do I need to live in Greece to keep my Golden Visa?

No, the Greece Golden Visa does not require you to reside in the country full-time. You can maintain your residence permit as long as you keep your qualifying investment and meet the program requirements.

Can my family members apply with me?

Yes. The program covers your spouse, dependent children under 21, and parents (of both the applicant and spouse, if dependent), granting them the same residency rights as the main applicant.

How long does it take to get the Greece Golden Visa?

The process generally takes 2–3 months from document submission to permit issuance, although property purchase or investment steps may extend the timeline depending on the location and complexity of the transaction.

Can I rent out my property while holding the Golden Visa?

Yes, property owners can rent out their investment. Rental income is subject to Greek taxation, and proper registration with local authorities is required.

Does the Golden Visa lead to Greek citizenship?

Yes, but only after meeting additional requirements, including seven years of residence, proof of integration (such as language skills), and compliance with all legal and tax obligations. The Golden Visa itself does not automatically confer citizenship.

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