Golden Visa Greece
Legal services for property investment and EU residency. Independent due diligence, contract review, and application support from a firm licensed in Greece and Germany.
Residency through investment
What Is the Greek Golden Visa?
The Greek Golden Visa programme allows non-EU nationals and their families to obtain a five-year renewable residence permit in Greece through a qualifying investment, most commonly in real estate. The permit grants the right to live in Greece and travel visa-free within the Schengen Area. There is no requirement to live in Greece to maintain the permit.
The programme was launched in 2013 and has since become one of the most widely used residency-by-investment programmes in Europe. Following significant regulatory changes in August 2024, Greece now operates a tiered investment system with thresholds ranging from €250,000 to €800,000 depending on the region and property type.
The Golden Visa covers the investor and eligible family members, including spouse, children under 21, and dependent parents of both spouses. Same-sex partnerships are recognised.
You can find a detailed overview of the programme, its history and the general eligibility criteria in our guide to applying for a Golden Visa in Greece.
Current rules (as of 2026)
Investment Thresholds and Requirements
The three investment zones
Since September 2024, Greece applies a zone-based system with different minimum investment amounts:
Zone A: €800,000. Covers the Attica region (including Athens and Piraeus), Greater Thessaloniki, and all islands with more than 3,100 inhabitants (including Mykonos, Santorini, and Crete). The property must be a single unit of at least 120 square metres.
Zone B: €400,000. Covers all other regions of Greece not included in Zone A. The property must also be a single unit of at least 120 square metres.
Special category: €250,000. Applies to the conversion of commercial properties into residential use or the restoration of listed heritage buildings, regardless of location. The conversion or restoration must be completed within five years.
Three zones, three thresholds
Since 2024, minimum investments range from €250,000 to €800,000 depending on region and property type.
One investment, whole family covered
Spouse, children under 21, and dependent parents can all be included at no additional investment cost.
Property requirements and payment rules
Beyond the minimum investment amount, several requirements apply to the property and the transaction:
The property must be purchased as a single unit. Combining multiple smaller properties to meet the threshold is no longer permitted in Zones A and B since the 2024 rule changes.
The minimum living area is 120 square metres for Zone A and Zone B purchases. This does not apply to the €250,000 special category.
Payment must be made via bank transfer from the buyer’s account to the seller’s account. Cash payments, third-party payments, and cryptocurrency are not accepted. The payment trail must be fully documented, as it forms part of the Golden Visa application evidence.
Family inclusion
The primary applicant can include their spouse, children under 21, and dependent parents of both spouses. All included family members receive the same residence permit and the same Schengen travel rights. There is no additional investment requirement for family members.
The legal journey
The Golden Visa Process from Start to Finish
Step 1: Legal assessment and strategy
Before searching for a property, the first step is to assess whether the Golden Visa is the right route for your situation, which investment zone and threshold apply to your plans, and what documentation you need to prepare. This is done through an In-Depth Property Consultation.
Step 2: Property identification and Golden Visa compliance check
Not every property qualifies for the Golden Visa. The property must meet the minimum investment threshold for its zone, satisfy the 120 sqm minimum (in Zones A and B), and be structured as a single unit. In addition to the standard legal due diligence (ownership chain, encumbrances, planning compliance), we verify that the property meets all Golden Visa-specific requirements before you commit.
Step 3: Contract review and purchase
The draft purchase agreement is reviewed, risks are identified and, where necessary, amendments are negotiated. The purchase is then finalised in the presence of a Greek notary. The transfer tax (3.09%) must be paid before the deed is signed. The full payment trail, from your bank account to that of the seller, must be documented in a way that meets the requirements for a Golden Visa application.
Step 4: Application submission
After the property purchase is completed and registered, the residence permit application is filed with the competent authority. Required documents include proof of property ownership, passport, health insurance valid in Greece, criminal record certificate, and evidence of the qualifying investment.
Step 5: Biometrics and permit issuance
A single visit to Greece is required for biometric capture (fingerprints). After submission, you receive a provisional residence certificate (Blue Receipt) that allows you to stay in Greece while your application is processed. The Golden Visa card is typically issued within two to four months of biometric capture.
What can go wrong
Common Pitfalls and How to Avoid Them
Property-related risks
The most common Golden Visa problems arise before the application is even filed. They include purchasing a property in the wrong zone or below the required threshold, acquiring multiple units instead of a single property (no longer permitted in Zones A and B), buying a property with unresolved legal issues (encumbrances, ownership disputes, planning violations) that block the application, and relying on the seller’s or agent’s assurance that a property “qualifies” without independent legal verification.
These are not hypothetical risks. They are problems we encounter regularly, and they are entirely preventable through proper due diligence before the purchase.
Documentation and payment risks
The payment documentation is one of the most overlooked elements. The full investment amount must be traceable from the buyer’s bank account to the seller’s. Payments routed through third parties, split across multiple accounts, or insufficiently documented can result in the application being rejected. The same applies to incomplete or inconsistent supporting documents submitted with the application.
Obligations do not end at purchase
Maintaining the investment, tax obligations, and residency rules apply for the life of the permit.
Post-purchase obligations
The Golden Visa is not a one-time transaction. The investment must be maintained for the permit to remain valid. If you sell the property, the residence permit lapses unless you reinvest in another qualifying property. Rental income from the property is subject to Greek income tax. If you spend more than 183 days per year in Greece, you may become a Greek tax resident, which has implications for your worldwide income.
Understanding these obligations before you invest, and not after, is part of responsible legal planning.
Why legal representation matters
Why You Need a Lawyer for the Golden Visa
The Golden Visa is not a standard property purchase. It is a legal and administrative process in which the property serves as the qualifying investment for a residence permit. The requirements go beyond what a normal buyer faces: the property must meet specific criteria, the payment must be structured correctly, the documentation must be exact, and the application must be filed in compliance with immigration regulations.
Estate agents and property developers can help you find a property, but they cannot verify its legal status, confirm its Golden Visa eligibility, or ensure that the transaction is structured to meet application requirements. These are legal functions that require independent professional oversight.
A lawyer who specialises in Golden Visa transactions ensures that the property qualifies before you buy, that the transaction is documented correctly, that the application is complete, and that you understand your obligations as a permit holder.
Our services
Golden Visa Legal Services
We support the Golden Visa process from a legal perspective. Our scope of work includes:
Golden Visa compliance due diligence
Full legal review of the property including verification of Golden Visa eligibility: zone classification, minimum investment threshold, property size, single-unit requirement.
Contract review and transaction support
Review and negotiation of the purchase agreement, oversight of the notarial process, and verification that the payment documentation meets Golden Visa application standards.
Tax registration and power of attorney
Application for your Greek tax number (AFM) and preparation of a notarial power of attorney for the purchase and application process.
Application preparation and coordination
Compilation of the required documentation, coordination with the competent immigration authority, and submission of the residence permit application.
These services are provided as part of the All-Inclusive Legal Buyer Package or as individually agreed scope. Our role is legal support for the investment and the application process. We do not provide immigration consultancy beyond the legal requirements of the property-based Golden Visa route.
How Greece compares
Golden Visa Greece vs Portugal vs Spain
Greece is not the only European country offering residency through property investment. Portugal and Spain have historically been the main alternatives. However, the programmes differ significantly in their current status, accessibility, and legal requirements.
Portugal
Portugal’s Golden Visa programme was one of the most popular in Europe but underwent major changes in 2023. Real estate investment is no longer a qualifying route. The programme now requires investments in investment funds (minimum €500,000), scientific research, or cultural heritage projects. For investors whose primary interest is property ownership with residency benefits, Portugal is no longer a direct option.
Spain
Spain’s Golden Visa programme required a minimum property investment of €500,000, with no zone restrictions. However, Spain announced the discontinuation of its Golden Visa programme, with the real estate route being phased out. Investors considering Spain should verify the current status before committing.
Why Greece remains competitive
Greece’s programme continues to offer property-based residency at lower entry points than most alternatives (€250,000 for qualifying conversion projects, €400,000 in most regions). It imposes no minimum stay requirement, allows rental income, includes family members at no additional investment cost, and grants Schengen-wide mobility. The tiered zone system introduced in 2024 increased costs in prime locations but preserved accessibility in the broader market.
The legal complexity of the Greek programme, particularly with regard to the zone system, the single-unit requirement and the documentation standards, makes independent legal representation more important than it would be with simpler programmes. However, for investors who structure the transaction correctly, Greece remains one of the strongest residency-by-investment options in Europe.
Common Questions
Frequently Asked Questions
Questions about the Greek Golden Visa?
Answers to the most common questions about investment requirements, the legal process, family inclusion, and ongoing obligations.
Can I rent out the property?
Yes. Golden Visa properties can be rented out on both long-term and short-term (e.g. Airbnb) bases. Rental income is subject to Greek income tax. Short-term rental requires registration with the relevant authority. Renting out the property does not affect the validity of the residence permit, provided the property remains in your ownership.
Do I need to live in Greece?
No. The Golden Visa programme has no minimum stay requirement. You can maintain your primary residence in another country and use the permit exclusively for Schengen travel and access to Greece. However, if you spend more than 183 days per year in Greece, you may become a Greek tax resident, which affects the taxation of your worldwide income. This should be considered as part of your tax planning before you invest.
Can my family be included?
Yes. The primary applicant can include their spouse, children under 21, and dependent parents of both spouses. Same-sex partnerships are recognised. All included family members receive the same residence permit and the same Schengen travel rights at no additional investment cost.
What happens if the rules change?
Permits already issued are generally not affected by subsequent rule changes, provided the original conditions continue to be met (in particular, maintaining the qualifying investment). New applications are subject to the rules in force at the time of submission. Since investment thresholds and zone classifications have already changed in the past, we recommend planning on the basis of current regulations without relying on transitional provisions.
How long does the process take?
From property selection to Golden Visa issuance, you should expect a timeline of three to six months. The due diligence and purchase phase typically takes four to eight weeks. Application processing times vary by region and administrative workload. After filing, you receive a Blue Receipt that authorises your stay in Greece while the permit is being processed.
Is the Golden Visa still available in 2026?
Yes. The Greek Golden Visa programme remains active in 2026. The real estate investment route continues to be the primary pathway. The programme underwent significant regulatory changes in August 2024 (introduction of the tiered zone system and increased thresholds), but the fundamental structure — property investment in exchange for a five-year renewable residence permit — remains in place. A new startup investment route (via Elevate Greece) was introduced as an alternative pathway, but the real estate route has not been discontinued.
Can I obtain Greek citizenship through the Golden Visa?
The Golden Visa does not lead automatically to Greek citizenship. Naturalisation is a separate process with its own requirements, including at least seven years of actual residence in Greece, proficiency in the Greek language, and additional criteria. Simply maintaining the investment without living in Greece does not qualify you for citizenship. The Golden Visa is a residence permit, not a citizenship pathway.
Planning a property investment in Greece with Golden Visa?
Book an In-Depth Property Consultation to assess the legal requirements and the eligibility of your planned investment. Fixed fees. Independent legal representation. Provided in English.