How to get Greece permanent residence by investment in 2025?

There are two types of residence permits that allow non-EU citizens to reside in Greece permanently: permanent residence and long-term residence. In everyday speech, people often use the term permanent residence to define both permits.

Permanent residence, as the name implies, is a permanent status, even though, formally, it has to be renewed. This option is available to family members of Greek citizens and investors who have been holding a Golden Visa for at least 5 years.

Long-term residence can be obtained by citizens of non-EU countries legally residing in Greece for at least 5 years. 

Formally, the long-term residence is valid for 5 years. However, it’s automatically renewable: the permit holder has to fill in a simple application and provide the expiring permit to get a new one.

1. Visa-free travel through Europe. Residents of Greece don’t need a visa to travel to other EU states. They can stay in other countries of the Schengen Area for up to 90 days within any 180-day period. Plus, they are allowed to travel visa-free to Cyprus.

2. Right to live in Greece indefinitely. Permanent residence permits can be renewed without time limits. It allows non-EU citizens to reside in Greece long-term, provided they continue to meet the permit’s original conditions.

3. Access to local education. Any resident of Greece and their children can take advantage of the universities and schools in Greek cities, as well as other public educational facilities.

4. Access to local healthcare. As it is with schools, residents of Greece can also freely use local hospitals and clinics if needed.

5. Opportunity to open an account in a local bank. Anyone who resides in Greece can have an account in a local bank. It might be useful for entrepreneurs who work with international partners and make transactions in euros or those who want to deposit money in a trustable bank under beneficial conditions.

6. Ability to work in Greece. Anyone who holds the Greek PR card has the right to work for local companies.

7. Prospect of becoming an EU citizen. Permanent residents who have been staying within the country for the required time and can prove that they have strong ties with the country’s culture can apply for citizenship by naturalisation.

The required time of physical residence depends on the grounds on which the permanent residence was given. For example, those who got a residence permit by investment can become citizens after 7 years of living in Greece.

Permanent residents don’t get to vote in Greece, pass their status by inheritance, access to the national social welfare system, and reside in other EU countries. These are available only to citizens of Greece.

The Golden Visa Program has been operating in Greece since 2014. It offers foreigners 5-year renewable residency if they are willing to invest at least €250,000 in the Greek economy.

After holding the Golden Visa for 5 years, the investor can apply for permanent residence. Or it’s possible to apply for Greece citizenship after 7 years of being holding a Golden Visa skipping the permanent residency step.

In 2024, Greece received a record 9,407 applications from investors. This is the highest number in the history of the Greece Golden Visa and 10% more than in 2023. 

From January to April 2025, 3,506 investors applied for residency in Greece. If the current demand persists, the number of applications could reach 10,000 by the end of 2025.

Requirements for the applicant. Any non-EU citizen older than 18, has legal income and does not have criminal records can apply for the Greece Golden Visa and get residency afterwards.

Golden Visas for family members. Along with the investor, the Golden Visa is available to: 

• their spouse or registered partner;

• unmarried children under 21 years old;

• spouse’s children under 21 years old: on the condition that they are not married and are in the investor’s custody;

• parents.

Investment options. The most popular way to obtain a Greek Golden Visa is to buy a property. The minimum investment under this option is €250,000. It applies to properties bought for renovation or conversion into residential use.

The investment threshold of €800,000 is set for real estate in the regions of Attica, Thessaloniki, as well as Mykonos, Santorini, and other islands with more than 3,100 residents. The minimum investment is €400,000 for properties in less popular regions.

Other options include:

• investing at least €350,000 in shares of investment funds;

• buying government or corporate bonds for €500,000;

• placing €500,000 in a fixed-term deposit with a Greek bank.

Additional expenses. If the investor buys real estate, they pay about 5.5% of the property value as taxes and fees.

The Golden Visa application fee is €2,000 for the investor and €150 per family member aged 18 and older. Health insurance is also mandatory for residency applicants; it costs about €300 per person.

After 5 years of holding a Golden Visa, an investor may apply for permanent residence.

Requirements. Greece permanent residency requirements for investors are to still be in possession of their investment and actually reside in the country for all that time. To be able to apply for the status, investors should spend no more than 6 months at once and 10 months overall outside of Greece.

The application process includes gathering the following documents and submitting them to the Department of Residence Permits of the Ministry of Migration and Asylum: 

1. Filled-in application form.

2. Certified copy of a valid passport.

3. Paid fees include a €2,000 application fee and a €16 PR card issuance fee.

4. Insurance policy from a private insurance body.

5. Photocopy of all pages of travel documents.

6. Real estate ownership or leasing papers.

7. Recent colour photographs.

All documents must be valid and translated into Greek. It is recommended to double-check requirements with the Ministry of Migration and Asylum, as document lists and formalities may change.

As a path to permanent residency, the Greece Golden Visa has several benefits over other EU options: 

1. Greece does not set residency requirements for investors. They are able to renew the permit as long as they maintain their qualifying asset.

2. Greece is one of the few countries in the EU that grants residency by buying real estate. Portugal abolished the option, while Spain closed the Golden Visa.

3. Greece offers a relatively affordable investment threshold of €250,000 that aligns with requirements set in other EU countries. 

However, the Greece Golden Visa doesn’t lead to permanent residency automatically. To become eligible, investors must hold the residence permit for 5 years, keep their investment, and live in Greece during that time.

The only EU countries that offer a direct path to permanent residency are Cyprus and Malta. 

In Cyprus, applicants invest at least €300,000 in real estate, securities, or local funds. They also need to demonstrate a legal annual income of at least €50,000 for the main applicant.

In Malta, applicants are required to meet several requirements to obtain permanent residency: purchase or rent real estate, pay government fees, make a donation, and confirm assets of at least €500,000. Investors need at least €182,000 if renting a property or €457,000 if buying one.

Close relatives of Greek citizens have the right to apply for a permanent residency card. The list of close relatives includes:

• a spouse;

• a partner if registered in Greece;

• dependent parents or spouse’s parents;

• dependent children under 21 years old, as well as those of a partner;

• children who have been adopted by the Greek citizen or their spouse or partner.

Relatives need to obtain a temporary residence permit before applying for Greece permanent residency. Only after they reside in Greece based on that permit for 5 years, can they apply for permanent residence. Within that time, they shouldn’t leave the country for longer than 2 years at once.

Family members of Greek citizens have to gather almost the same documents as the investors. An additional state fee of €150 is paid for each family member. But they are required to present proof of family relations: for instance, a certificate of marital status or adoption papers. Spouses and registered partners must also state that their marital status hasn’t changed.

Long-term residence can be granted to non-EU citizens legally residing in Greece for at least 5 years.

Financially independent persons. Non-EU citizens with a high income in their home country can apply for a residency permit for financially independent persons. For that kind of residency, Greece requires the applicants to have at least €2,000 monthly income plus €24,000 in their savings accounts.

To keep the residency, one must stay in Greece for a minimum of 6 months a year. The permit has to be renewed every 2 years.

Residence permit for financially independent persons doesn’t allow them to work within the country.

Blue card holders. A Blue Card is a work and residence permit for non-EU citizens. It is given to highly qualified professionals to make it possible for them to work within the EU. To apply for a Blue Card, one has to:

• have a valid work contract or binding job offer from a Greek company for highly qualified employees with a duration of at least 1 year;

• meet the minimum salary threshold, which in Greece is €30,675;

• present a valid travel document;

• have medical insurance;

• provide documents proving that the national legal requirements are met;

• has been absent from the country for no longer than 12 months at once and 18 months overall within the last 5 years.

The Blue Card is valid for 2 years if the work contract of the applicant is not shorter than that.

Remote workers can obtain long-term residency through the Greece Digital Nomad Visa. After the first year, the Digital Nomad Visa can be converted into a 2-year residence permit. 

Applicants must demonstrate a stable monthly income of at least €3,500 after taxes and rent or buy a property in Greece.

Diplomats and refugees are also eligible for long-term residency in Greece, aside from the conditions previously mentioned.

The list of documents an applicant has to provide to get the long-term residency includes:

1. Confirmation that they have income more than the country’s minimum wage, which is currently €713. For each dependent family member, this amount increases by 10%. The income shouldn’t come from the social assistance of the country. 

2. Medical insurance.

3. Proof of their sufficient knowledge of the Greek language, as well as the history and culture of the country with a recognised graduation degree from Greek language departments of foreign universities, a certificate from a local school, a certificate of knowledge of Greek on level B1, or a certificate from a Greek Language Centre.

4. Copy of a travel document.

The investor can apply for Greece citizenship after another 2 years. Overall, it takes 7 years from getting the Golden Visa to obtaining a Greek passport. The application fee for the passport is €700.

To obtain citizenship, the investor has to spend most of the year in Greece and prepare to take an exam on the Greek language, culture, history, geography, and government structure.

The exam consists of 20 questions, a written part and a speaking part. The questions are broken down into four categories:

• 4 questions on geography;

• 4 questions on culture;

• 6 questions on history;

• 6 questions on the political system.

The written part consists of 20 questions and an essay. The candidate will be asked 10 questions on three different topics during the speaking part.

The applicant needs to perform their written and speaking skills during the exam at the B1 level.

1. Permanent residency in Greece can be obtained after 5 years of legal residence in the country. To become eligible, applicants are required to spend no more than 6 consecutive months and a total of 10 months outside of Greece.

2. The Greece Golden Visa offers a streamlined path to legal residency in Greece. It can be renewed indefinitely if the investor maintains their qualifying asset.

3. Investors can apply for Greek citizenship after 7 years of residing in the country.

4. The investor’s relatives are also eligible for the Golden Visa. This includes a spouse or a partner, children under 21, and parents.

5. Greece permanent residency may also be obtained through family reunification, the Blue Card, and permits for financially independent individuals.