Greece Golden Visa Program
Secure a permanent residency permit in Greece for your entire family through premium property investments. Enjoy visa-free Schengen travel and robust asset returns.
Investment Options & Tiers
Commercial to Residential
Invest in commercial properties (offices, shops, industrial warehouses) converted into luxury residential apartments before application.
- ✓ NO minimum square meters limit
- ✓ Applicable in ALL areas (Athens, Islands)
- ✓ Full conversion done before permit issue
Standard Regional Purchases
Purchase standard residential properties located in developing regions of mainland Greece and outer islands.
- ✓ Requires 120 sq.m. minimum size
- ✓ Outer region Greek mainland investments
- ✓ Command excellent long term yields
Prime Attica & Islands
Invest in standard properties located in high-demand zones such as Athens Center, Athens Riviera, Mykonos, and Santorini.
- ✓ Requires 120 sq.m. minimum size
- ✓ Premier, high-demand premium locations
- ✓ High-end luxury villas and apartments
Program Key Benefits
Schengen Visa-Free
Travel freely and visa-free to all 29 European countries within the Schengen zone for up to 90 days every 180 days.
Three-Generation Family
Include your spouse, unmarried children under 21, and dependent parents of both spouses within a single application file.
Passive Rental Earnings
Earn premium holiday rental yields immediately after purchase. No residence requirement — live anywhere while renting out.
EU Citizenship Path
Apply for full Greek and EU citizenship after 7 years of lawful residency, provided you meet the physical stay and language criteria.
The Application Process
Pick Your Property
Work with our expert advisors to identify Golden Visa qualifying properties matching your budget and preferences. (Approx: 1-2 weeks)
Legal Due Diligence
Appoint a local lawyer via Power of Attorney (POA), open a Greek bank account, secure a Greek Tax Number (AFM), and execute the purchase agreement. (Approx: 4-6 weeks)
Golden Visa Application
Your lawyer submits the completed property transaction registry files, application forms, and fees to the immigration authority. Receive a temporary blue card permit instantly! (Approx: 2-3 weeks)
Receive Golden Visa Residence Cards
Visit Greece once to submit biometrics fingerprint data. Within 1-2 months, your lawyer receives the completed physical Golden Visa residence cards valid for 5 years! (Approx: 1-2 months)
Golden Visa Cost Calculator
Live breakdown of acquisition taxes, notary fees, legal representation, and government residency fees.
Investment Parameters
Estimated Cost Breakdown
| Property Purchase Price | €250,000 |
| Property Transfer Tax (3.09%) | €7,725 |
| Notary Fee (1.5% + 24% VAT) | €4,650 |
| Legal / Lawyer Fee (1.5% + 24% VAT) | €4,650 |
| Land Registry Transfer Fee (0.6%) | €1,500 |
| Real Estate Agency Fee (2.0% + 24% VAT) | €6,200 |
| Immigration Application & POA Fees | €2,516 |
| Medical Insurance & Printing Fees | €166 |
| Total Estimated Cost | €277,341 |
Frequently Asked Questions
What is the commercial-to-residential exception tier? +
The Commercial-to-Residential conversion exception allows investors to purchase properties that are converted from commercial use (e.g. offices, warehouses, retail stores) to residential apartments for a lower minimum investment threshold of €250,000. Under this exception, the transaction is eligible at the €250k tier regardless of the property's size (there is NO 120 sq.m. minimum requirement) and can be located anywhere in Greece, including prime high-demand areas like central Athens!
Do I need to physically reside in Greece to maintain the visa? +
No, there is absolutely no physical stay or minimum residence requirement. You can obtain the Golden Visa permit and continue living in your home country indefinitely, visiting Greece only for holidays or never at all. The permit remains fully active as long as you maintain the ownership of the property investment.
How long is the Golden Visa card valid, and can it be renewed? +
The Golden Visa residence permit cards are issued for a duration of 5 years. They can be renewed indefinitely for subsequent 5-year periods, as long as you retain ownership of the qualifying real estate investment. No renewal applications will be rejected if the property remains in your name.
Secure Your European Future
Connect with our multilingual legal and real estate advisors today for a bespoke investment strategy.