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Updated on July 18, 2025
Greece Golden Visa
Earn up to 10% of annual returns, optimise taxes, and get long-term EU residency
€250,000+
Investment amount
4+ months
Obtaining period
5 years
Residency validity
Greece grants 5-year renewable residency to investors, being one of a few EU countries offering Golden Visas to property owners. The minimum investment is €250,000. Living in Greece or passing exams is not required.
The Greece Golden Visa is a strategic option for diversifying assets in a stable EU market, offering potential passive income, capital appreciation, and long-term tax advantages. Family members can be included in the same application.
5 benefits you can secure with the Greece Golden Visa
1
Visa-free travel
Greek residents can spend up to 90 days out of 180 in any Schengen country without a visa.
Greek residents can spend up to 90 days out of 180 in any Schengen country without a visa.
2
Investment returns
Investors can earn up to 10% annually from Greek rentals or 4—5% from funds. Ownership must be maintained, but assets can be sold and changed for another qualifying property.
Investors can earn up to 10% annually from Greek rentals or 4—5% from funds. Ownership must be maintained, but assets can be sold and changed for another qualifying property.
3
Tax optimisation
New Greek properties are exempt from 24% VAT; a 3% transfer tax applies. Tax residents may opt for a €100,000 flat tax on global income instead of rates up to 45%.
New Greek properties are exempt from 24% VAT; a 3% transfer tax applies. Tax residents may opt for a €100,000 flat tax on global income instead of rates up to 45%.
4
Plan B
The Golden Visa grants unlimited entries into Greece for unlimited time but doesn’t require relocation.
The Golden Visa grants unlimited entries into Greece for unlimited time but doesn’t require relocation.
5
EU citizenship
Citizenship requires 7 years of 183-day stays, a clean record, and a Greek language, history, and culture exams. Dual citizenship is allowed.
Citizenship requires 7 years of 183-day stays, a clean record, and a Greek language, history, and culture exams. Dual citizenship is allowed.
Practical guide on the Greece Golden Visa
Step-by-step procedure
Requirements for applicants
Required documents
Answers to frequently asked questions
Trusted by 500+ investorsOne investment, residency for all
The spouse and partner, children, and parents can get Greek residency with the investor under one application
Investment options for the Greece Golden Visa
Greece investment residency requires to purchase a property, open a bank deposit or buy units of an investment fund.
Option 1
Real estate — €250,000+
Investments start at €400,000 or €800,000, depending on location, with a €250,000 exception for properties bought for renovation. Properties can be rented out for long-term and bring up to 10% per year.
Option 2
Units of investment funds €350,000+
Greece investment visa applicants can invest in licensed mutual and alternative funds that support the Greek economy. An average annual yield is 4—5%.
Option 3
Bank deposit €500,000+
Investors open fixed-term deposits with Greek banks for at least 1 year, set to renew automatically. The account can also include the investor’s spouse, partner, and close family members.
Individual cost calculation for the Greece Golden Visa
Get an individual calculation for your family with all associated costs and government fees
Trusted by 500+ investorsCould Greece’s Golden Visa help you reach your goals?
Compare the key terms and benefits of the Greece investment residency with other popular EU options — Portugal and Malta.
Comparison of EU Golden Visa terms
Our clients’ stories
All casesA door to Europe: how a Turkish couple turned a business dream into a new life in Greece
It started as just another investment," Elif would later say, sipping her morning tea on the balcony of their Athens apartment. "But somehow… it became the start of something much bigger.
5 main reasons why the Greek real estate attracts investors
1. Greece’s property market is growing, with prices up 7.8% year-on-year in Q3 2024, and the trend likely to continue.
2. Capital growth. Properties falling under the €250,000 threshold must be renovated and upgraded. Such real estate can be in prime areas and grow in value dramatically after the renovation is completed.
3. Low prices. Despite the growth, real estate remains among the most affordable in Europe, at €2,300–2,800 per square metre, lower than in Italy or Spain.
4. Rental demand is strong, with 27% of the population — and 35% in major cities like Athens and Thessaloniki — renting homes. Golden Visa holders can rent out their Greek properties, earning a 4—5% average annual yield, rising up to 10% in high-demand periods.
5. Tax discounts. The property tax has a 20% discount for insured real estate up to €500,000, and 10% for higher values. No VAT is charged for transactions with new dwellings. The Renovate-to-Rent programme also offers up to €13,500 in renovation subsidies.
Prime real estate for the Greece Golden Visa
Greece, Mykonos
€1,400,000+
Hotel on the picturesque island
180 m²Greece, Lefkos
€1,850,000+
Boutique hotel with panoramic view on sea on Lefkada island
420 m²
Greece, Corfu
€250,000+
Share in 4-star hotel under management of Wyndham, Corfu
1 
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Step-by-step procedure for obtaining the Greece Golden Visa
The process of obtaining the Greece Golden Visa typically takes 4+ months, based on Royal Immigration’s legal practice. Below is a step‑by‑step guide to how the process usually unfolds when purchasing real estate.
Applicants can get 5-year residence permits by investment with a minimum amount of at least €250,000.
Real estate purchase €250,000+
Renting a hotel or tourist residence for 10 years €250,000+
Purchase of land plot for construction or agriculture €250,000+
Timeshare for 10 years €250,000+
Inheriting real estate or receiving it as a gift €250,000+
Purchase of securities or opening a bank deposit €400,000+
1
1 day
Preliminary Due Diligence
A certified Anti Money Laundering Officer conducts a preliminary Due Diligence check. It allows us to spot possible issues and reduce the rejection risk to 1%.
We sign an agreement with the investor only after the preliminary Due Diligence check. If there are risks, we offer an alternative solution: clarify the situation in an affidavit or choose another program.
Pass a quick test and learn the nuances that can prevent you from obtaining residency.
2
1+ weeks
Choosing a property for purchase
Royal Immigration’s real estate experts help you choose the right property to match your goals and budget. We work directly with trusted Greek developers and offer access to a database of over 200 investment-ready projects.
3
1+ weeks
Preparation of documents
Lawyers fill out government forms and compile a list of financial and personal documents. The investor gathers the documents and signs a power of attorney authorising the lawyer to act on their behalf in Greece.
4
Up to 1 week
Getting a tax number in Greece
A tax number is essential for conducting major transactions in Greece, such as purchasing property.
The lawyer submits an application and documents for the tax number registration. Typically, the number is issued within 3 to 7 working days.
5
1+ months
Property purchase
Initially, the investor signs a preliminary purchase agreement and deposits 10% of the property cost. Then, the lawyers prepare the final agreement with a notary.
The purchase agreement can be signed by the investor or by a lawyer under a power of attorney. The lawyer submits the agreement for registration in the Land Registry and the Cadastre, obtaining a registration certificate.
The buyer receives the full package of property documents with a certified translation.
6
1 day
Applying for a residence permit
The application for the Golden Visa is submitted after the investment condition is met, such as the completion of a real estate transaction.
Documents are submitted online via the official website of the Greek migration service. A certificate is issued within approximately a week after application, allowing the applicant to stay in the country for 1 year until a decision on the residence permit is made.
7
Within 6 month, but usually within 1 month after application
Submission of biometrics
All applicants submit their biometric data, as photographs and fingerprints are used to produce residence permit cards.
The opportunity to schedule a biometric appointment becomes available 1—2 weeks after submitting the residency application. A visa may be required for travel to the country:
-
a tourist visa if the investor has purchased property;
-
a national D visa if the investment was made under another option.
The biometric procedure must be completed within 6 months from the date of the residency application and before the expiry of 1 year.
8
3+ months
Receiving residence permit cards
The investor can collect the residence permit card personally or authorise a lawyer. Upon receiving residence permits, the investor’s international passport is presented, and the certificate of application for the residence permit is returned.
9
Every 5 years
Residency renewal
Residence permits are valid for 5 years and can be renewed.
Applications and the required documents should be submitted within 2 months before the expiry of the current permit. Maintaining ownership of the property or other qualifying investment assets is mandatory.
Trust your future to a reliable agent
Royal Immigration is an official representative of the Greece Golden Visa program, able to guide investors through obtaining Greek residency.
We know all the migration peculiarities and operate strictly under the current legal framework regulating the Golden Visa rules, namely, Law No. 4251 dated 1.04.2014 and its amendments, Law No. 5038/2023, and Article 64 of Law No. 5100/2024.
99% success rate
Our in-house compliance team runs thorough checks upfront to ensure eligibility and protect you from rejection risks
24/7 support
From the first consultation to residency, we guide every step and answer all, even the trickiest, questions
Total privacy
We protect your trust with strict confidentiality, securing your data and investment details under an NDA agreement
Elena Ruda,
Chief Development Officer at Royal Immigration
With almost 20 years of experience, direct partnerships, and local presence in Greece, we ensure a smooth, secure, and transparent journey to EU residency.
Our team of legal and real estate experts will assist you at every step, from the first free consultation to selecting a property and securing your residency.
Your Golden Visa team
Our Greece-based legal and migration experts know the law inside out and ensure a smooth residency process.
Residency and Royal Immigration stay with you
After obtaining a Greece residence permit, the investor may decide to become a tax resident, buy another property, extend their residence permit or obtain permanent residency or citizenship. See how we continue to help our clients.
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Our clients’ reviews
All reviewsClients’ names and photos have been changed to comply with a non-disclosure agreement.
Video guide to the Greece Golden Visa
Watch our breakdown of the benefits, investment options, and timeframes to get a full picture of the Greece Golden Visa in just under 2 minutes.
Articles about Greece
Frequently asked questions
The minimum investment sum is €250,000 for renovation or conversion into residential space. The investment threshold for buying any other type of property is either €400,000 or €800,000, depending on the region.
Program participants can choose to invest €350,000+ in economic activities, such as buying shares in investment funds, stocks, and government bonds. However, getting a residence permit this way is more challenging because the applicant has to obtain a national D visa to come to Greece. Real estate investors get tourist visas to enter the country.
Yes, usually after the residence permit expires or upon acquiring citizenship.
However, to renew an investment residence permit, retaining ownership of the investment asset is essential. Therefore, the investor can sell the initial asset but must acquire another eligible one to keep and renew their residency. Such a change and the new asset must be approved by the Residence Permits Directorate of the Ministry of Immigration and Asylum.
The Golden Visa rules allow for the long-term rental of the property: earning an income of 3—5% annually as long as the properties are owned is possible. Alternative funds can bring 4—5% of a yield annually.
The investor visits the country to open a bank account and submit fingerprints to get a Greece residence permit. As for the rest of the procedure, an investor’s lawyer can fulfil it by a power of attorney. The lawyer signs a purchase and sale agreement, submits documents for participation in the program and receives residence permit cards.
To apply for a residence permit under the Greece Golden Visa, you’ll need to submit the following:
completed application form;
certified copy of a valid passport or recognised travel document, including a valid entry visa;
proof of payment for the application fee;
proof of payment for the residence permit card fee;
valid health insurance policy that covers you in Greece;
four printed colour passport photos, plus one digital copy on a CD.
Additionally, you must provide supporting documents specific to your type of investment, for example, a sale and purchase agreement.
Yes, US citizens may apply for a Greek residence permit by investment if they fit other requirements, such as being able to confirm the legality of income and having no criminal records.
An investor who buys real estate in Greece gets a personal residence in this country or a profitable asset that may bring profit. Also, a Greek residence permit allows one to live in the country, travel the Schengen Area visa-free, and access quality healthcare and education.
If your goals include moving to a warm Mediterranean country, living by the sea or travelling to European countries, the Greek Golden Visa may be a good choice.
An adult investor with legal income and no criminal record. Only non-EU citizens can participate in the program.
A spouse, children under 21, and parents can get residence permits with the investor. The investor’s partner can participate in the program if the couple has signed a domestic partnership agreement and registered it in Greece.
No, you don’t. The investor can rent a hotel or sign a timeshare agreement for 10 years. There is a capital transfer option with opening a deposit account at a Greek bank. Applicants can also invest in stocks, bonds, or investment fund units.
Investors need to live in the country for seven years to become Greek citizens.
All applicants for citizenship take a written exam to confirm their knowledge of the Greek language, culture, history, geography and governmental system. They must also have no criminal records and deportations from Greece.
Yes, but not immediately. First, the PR holder must fulfil some conditions: for example, live in the country for another 2+ years.
Yes, UK citizens may apply for a residence permit by investment in Greece. The UK is no longer an EU member state, so Britons are allowed to participate in the Golden Visa program.
A Greek residence permit for investors is valid for five years. It is renewable. Also, investors who live in Greece may apply for permanent residency after these five years.
Other EU Golden Visas
Country and statusInvestmentsTime requiredBenefits
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