Greece Golden Visa: Residency by Investment
Key Regulatory Takeaways
- Greece operates a three-tier real estate investment system since September 1, 2024: €800,000 in prime areas (Athens, Thessaloniki, Mykonos, Santorini), €400,000 in other regions, and €250,000 for commercial-to-residential conversions and heritage building restoration.
- A new startup investment route under Law 5162/2024 allows a €250,000 investment in companies registered on Elevate Greece, with job creation and equity cap requirements.
- No minimum stay is required to obtain or renew the 5-year residence permit, making Greece one of the most flexible EU residency programmes.
- Properties in the €400,000 and €800,000 tiers must be a single unit of at least 120 m². Short-term rentals (Airbnb) are prohibited for properties acquired after April 5, 2024.
- Family inclusion covers spouse, dependent children under 21, and dependent parents of the applicant or spouse. Greece has recognized same-sex marriage since February 2024.
- Applications are processed by the Ministry of Migration and Asylum. Typical processing is 3 to 6 months from complete submission.
The Greece Golden Visa grants a 5-year renewable residence permit to non-EU nationals investing from €250,000 in qualifying real estate conversions, heritage restoration, or startups, with standard real estate thresholds at €400,000 or €800,000 by region. The permit provides Schengen Area access to 29 countries with no minimum stay requirement. NTL provides professional advisory through its specialized legal team.
"Greece's tiered investment structure, introduced by Law 5100/2024, has created distinct strategic windows for investors. The €250,000 commercial-to-residential conversion route in particular offers access to prime locations at a fraction of the standard threshold, provided the property meets the certification requirements. Our clients who approach this programme with proper legal structuring and verified documentation consistently achieve the strongest outcomes."
NTL International provides professional advisory services for the Greece Golden Visa programme, operating in compliance with all applicable laws through its specialized legal team and established relationships with licensed Greek legal professionals. Through comprehensive programme assessment, documentation preparation, and application support, NTL ensures that every application meets the statutory requirements of the Hellenic Republic.
The Greece Golden Visa, formally established in 2013 under Law 4251/2014, enables non-EU nationals to obtain a renewable 5-year residence permit through qualifying investments in Greece. Following substantial regulatory reform in 2024, the programme now operates under a sophisticated multi-tier system offering real estate, financial, and startup investment routes, each with distinct thresholds, conditions, and strategic considerations.
As of December 2025, over 27,700 main investor permits and 51,200 family member permits have been issued under the programme, reflecting sustained international demand for one of Europe's most established residency-by-investment pathways.
About Greece
Greece, officially the Hellenic Republic, occupies the southern tip of the Balkan Peninsula in Southeast Europe, positioned at the crossroads of Europe, Asia, and Africa. A founding member of the European Union (since 1981) and the Eurozone, Greece is also part of the Schengen Area, the United Nations, NATO, and the OECD.
| Attribute | Details |
|---|---|
| Location | Southeast Europe, southern Balkan Peninsula |
| Area | 131,957 km² (50,949 sq mi) |
| Population | Approximately 10.7 million |
| Capital | Athens |
| Official Language | Greek |
| Currency | Euro (EUR) |
| Government | Parliamentary republic |
| EU Membership | Since 1981 |
| Schengen Area | Member (29-country zone) |
| Key Economic Sectors | Tourism, shipping, services, manufacturing |
Legal Framework and Competent Authority
Governing Legislation
Law 4251/2014, Immigration and Social Integration Code: Enacted April 1, 2014, this established the legal foundation for the Golden Visa programme under Article 16 and Article 20B, providing the statutory framework for residence permits issued to third-country nationals making qualifying investments in Greece.
Law 5038/2023, Migration Code: This updated and consolidated Greek immigration legislation, replacing Article 16 of Law 4251/2014 with Article 100 while maintaining the core Golden Visa framework and introducing modernized procedures.
Law 5100/2024 (effective April 5, 2024 and September 1, 2024): Article 64 replaced Article 100 of Law 5038/2023, introducing the current three-tier real estate investment threshold system, minimum property size requirements of 120 m², and restrictions on short-term rentals. This represents the most significant programme reform since inception.
Law 5162/2024, Startup Investment Route: Article 44 introduced a new Type B.6 residence permit category allowing investment in startups registered on the Elevate Greece national registry, effective from late 2024 with implementation commencing November 2025.
Ministerial Decision 214926/2025 (published November 11, 2025): Provides detailed procedural clarifications, standardized documentation requirements, and certification processes for each investment category, particularly for commercial-to-residential conversions and listed heritage buildings.
Competent Authority
The Ministry of Migration and Asylum serves as the government authority responsible for receiving, processing, and adjudicating Golden Visa applications. Applications are submitted through authorized legal representatives to the Decentralized Administration offices or directly to the Ministry.
Investment Options and Thresholds
Since September 1, 2024, the Greece Golden Visa programme operates under a three-tier real estate investment system, plus alternative financial investment routes and a new startup pathway. All real estate investments in the €400,000 and €800,000 tiers must be in a single property of at least 120 m² of main living space.
For all real estate tiers, short-term rentals (Airbnb, vacation rentals) are prohibited for properties acquired after April 5, 2024 under Law 5100/2024. Long-term residential leases remain permitted with proper registration under Greek tenancy law and income declaration.
| Investment Tier | Threshold | Locations | Minimum Size | Key Conditions |
|---|---|---|---|---|
| Tier 1 (Prime) | €800,000 | Athens, Thessaloniki, Mykonos, Santorini, islands >3,100 pop. | 120 m² | Single property, no short-term rental |
| Tier 2 (Other) | €400,000 | All other regions of Greece | 120 m² | Single property, no short-term rental |
| Special (Conversion/Heritage) | €250,000 | All Greece, including Tier 1 | No minimum | Commercial-to-residential or heritage restoration; engineer certification required |
Startup Investment Route (New, Law 5162/2024)
Under Article 44 of Law 5162/2024, Greece introduced a new Type B.6 residence permit for investment in Greek startups. This pathway, with implementation commencing in late 2025, creates an alternative to real estate at the same €250,000 entry point.
| Requirement | Details |
|---|---|
| Minimum Investment | €250,000 |
| Eligible Companies | Startups registered on the Elevate Greece national registry |
| Investment Form | Share capital increase or bonds issued in a bond loan |
| Equity Cap | Maximum 33% of company equity or voting rights (for foreign legal entities; domestic entities may hold 100%) |
| Job Creation | At least 2 new jobs within the first year, maintained for 5 years |
| Holding Period | Shares must be retained for at least 5 years |
| Permit Duration | Initially 1 year, renewable for 2-year periods |
| Application Fee | €2,500 |
| Family Inclusion | Spouse, children under 18, financially dependent unmarried children up to 21, and parents |
If the investor sells shares before the 5-year holding period, they have the option to reinvest in another eligible startup or in other qualifying investments within two months to maintain the residence permit.
Alternative Financial Investment Routes
In addition to real estate and startups, the programme provides several non-property investment pathways under the Immigration and Social Integration Code.
| Investment Type | Minimum Amount | Key Conditions |
|---|---|---|
| Greek Government Bonds | €500,000 | Minimum 3-year remaining maturity; purchased through a Greek credit institution |
| Fixed-Term Bank Deposit | €500,000 | Minimum 1-year fixed term with automatic renewal; maintained throughout permit validity |
| Mutual Funds / Alternative Investment Funds | €350,000 | Funds investing exclusively in Greek shares, bonds, or assets; licensed by Hellenic Capital Market Commission or EU equivalent |
| Corporate Bonds and Shares | €800,000 | Traded on regulated Greek markets or multilateral trading facilities; purchased through Greek credit institution |
| Real Estate Investment Companies | €500,000 | Capital contribution to public real estate investment company (Societe Anonyme) under Law 2778/1999; company invests exclusively in Greece |
Government Fees and Additional Costs
| Fee Type | Amount | Notes |
|---|---|---|
| Application Fee (Main Applicant) | €2,000 | Per Law 4251/2014 Article 132 and Law 4546/2018 Article 38 |
| Startup Route Application Fee | €2,500 | Type B.6 residence permit (Law 5162/2024) |
| Application Fee (Family Member) | €150 | Per dependent family member |
| Residence Permit Card | €16 | Per person |
| Health Insurance | Varies | Mandatory; must cover all risks equivalent to Greek citizen coverage |
| Real Estate Transfer Tax | 3.09% | On property purchase price (real estate investments only) |
| Annual Property Tax (ENFIA) | Varies | Annual tax based on property value, location, and characteristics |
Legal and administrative fees, translation costs, apostille certification, and notary fees are not included in the above and vary based on service provider and application complexity.
Eligibility Requirements
Main Applicant Criteria
| Requirement | Criteria |
|---|---|
| Nationality | Non-EU, non-EEA, non-Swiss citizen (third-country national) |
| Age | Minimum 18 years old |
| Criminal Record | No serious criminal convictions; clean criminal record required |
| Health Insurance | Valid insurance covering all risks in Greece (not travel insurance) |
| Source of Funds | Legal and verifiable source of investment funds |
| Financial Capacity | Sufficient lawful funds to complete qualifying investment |
| Residence Requirement | None; no minimum stay required to obtain or maintain permit |
Eligible Family Members
The following family members may be included in the main applicant's Golden Visa application, each receiving a residence permit with the same 5-year validity and renewal terms:
- Spouse or Civil Partner: Legally married spouse or registered civil partner (Greece has recognized same-sex marriage since February 2024)
- Dependent Children: Biological or legally adopted children under 21 years of age who are financially dependent on the main applicant
- Dependent Parents: Parents or grandparents of the main applicant or spouse who are financially dependent (documentation of dependency required)
Each family member must have valid health insurance and pay the €150 application fee plus the €16 residence card fee.
Programme Benefits
Residence Permit Advantages
| Benefit | Details |
|---|---|
| No Residency Requirement | No minimum stay obligation in Greece to obtain or renew the permit |
| 5-Year Renewable Permit | Valid for 5 years, renewable indefinitely as long as the investment is maintained |
| Schengen Area Mobility | Visa-free travel throughout 29 Schengen countries for up to 90 days within 180 days |
| Family Inclusion | Spouse, dependent children under 21, and dependent parents eligible |
| EU Member State Residency | Legal residence in an EU member state with access to Greek social services |
| Path to Citizenship | Eligible for Greek citizenship after 7 years continuous residence (183 days/year) |
| No Tax Residency Trigger | Holding the Golden Visa does not automatically create Greek tax residency |
| Business Establishment | Holders may establish and operate businesses in Greece |
Schengen Area Access
Greece Golden Visa holders enjoy visa-free travel throughout the Schengen Area, which as of 2026 comprises 29 European countries with abolished internal border controls: Austria, Belgium, Bulgaria, Croatia, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, and Switzerland.
Application Process
Applications must be submitted through authorized legal representatives with a power of attorney. This enables applicants to complete most of the process remotely, with typically only one visit to Greece required for biometric data submission.
Initial Consultation and Investment Route Selection
Comprehensive eligibility assessment, investment route analysis, family composition review, and cost estimation with NTL's specialized advisors.
Document Preparation and Collection
Gather identity documents, criminal record certificates, source of funds documentation, health insurance policies, and supporting documents for all applicants and family members.
Greek Tax Number (AFM) and Bank Account
Obtain the Greek tax identification number (AFM) and open a Greek bank account to facilitate investment transactions. The AFM is typically issued within 3 to 7 working days through an authorized representative.
Investment Execution
Complete the chosen investment route: property purchase and deed registration, bond purchase through a credit institution, bank deposit placement, fund investment, startup capital contribution, or corporate securities acquisition.
Power of Attorney and Application Submission
Sign a power of attorney authorizing the legal representative, who prepares and submits the complete application package to the Ministry of Migration and Asylum or the Decentralized Administration office.
Blue Card Issuance
Upon submission and fee payment, the applicant receives a temporary certificate (Blue Card) confirming application filing, allowing entry to Greece for the biometric appointment.
Biometric Appointment in Greece
Travel to Greece to provide biometric data (fingerprints and photograph) at a designated immigration office. This is typically the only required visit during the application process.
Review, Approval, and Permit Issuance
The Ministry reviews the application, verifies investment documentation, and conducts background checks. Upon approval, an electronic residence permit card is issued, valid for 5 years.
Applications are typically processed within 3 to 6 months from complete submission. Actual timelines vary based on application volume, complexity, documentation completeness, and current processing capacity. No official processing timeline is guaranteed.
Under Law 5100/2024, applicants may submit Golden Visa applications immediately after property deed signing, even before Land Registry registration is complete, by providing proof that registration has been requested.
Required Documents
Identity and Civil Status
- Valid passport with minimum 6 months validity (certified copies of all pages)
- Birth certificates for main applicant and all family members
- Marriage certificate or civil partnership registration (if applicable)
- Proof of dependency for adult children, parents, or grandparents
- Passport-size photographs (4 digital photos per person)
Criminal Record and Health Insurance
- Police certificate from country of citizenship and country of residence (recent, typically within 6 months)
- All certificates apostilled or legalized with official Greek translations
- Valid health insurance policy covering all risks equivalent to Greek citizen coverage, from a provider authorized in Greece or the EU
Financial Documentation
- Bank statements (typically 6 months) demonstrating source of investment funds
- Source of wealth documentation (employment records, business ownership, inheritance, asset sale records)
- Tax returns or tax clearance certificates (where applicable)
- Bank reference letters and proof of net worth
Investment Documentation
- Real estate: Notarial deed, property title, Land Registry certificate, proof of payment, transfer tax receipt, property valuation
- €250,000 conversions: Engineer's Technical Report confirming conversion completion after April 5, 2024
- Heritage buildings: Government Gazette number confirming listed status
- Government bonds: Purchase confirmation, minimum 3-year maturity, depository agreement with Greek bank
- Bank deposits: Deposit confirmation, fixed-term agreement, automatic renewal documentation
- Fund investments: Investment confirmation (€350,000 minimum), fund prospectus, regulatory approval
- Startups: Elevate Greece registration confirmation, capital increase documentation, employment creation plan
All documents issued outside Greece must be apostilled or legalized by the competent authority of the issuing country. Documents in languages other than Greek must be officially translated by certified translators.
Post-Approval Obligations
Residence Permit Renewal
The 5-year permit is renewable indefinitely provided the qualifying investment is maintained in full ownership, valid health insurance remains in force, and the renewal application fee is paid. No minimum presence in Greece is required for renewal. Renewal applications should be submitted before the current permit expires.
Investment Holding and Restrictions
- Real estate must remain in full ownership and possession throughout the permit validity
- Selling the property terminates residence rights unless immediately replaced with another qualifying investment of equal or higher value
- Short-term rentals are prohibited for properties acquired after April 5, 2024; long-term leases are permitted with registration
- For €250,000 conversion properties, the property cannot serve as business headquarters or branch
- Bonds and deposits must be maintained until maturity or permit expiration
- Fund shares and corporate securities must remain owned throughout the permit period
- Startup investments require a 5-year share holding period with reinvestment options if sold
Taxation and Tax Residency
Holding a Greece Golden Visa residence permit does not automatically create Greek tax residency. Tax residency is determined by physical presence (183 days or more per year in Greece) and other factors under Greek tax law.
Non-resident Golden Visa holders are not subject to Greek taxation on worldwide income. Only income sourced in Greece, such as rental income from Greek property, is taxable under Greek law.
| Tax Type | Applicability |
|---|---|
| Real Estate Transfer Tax | 3.09% on property purchase price, paid at acquisition |
| Annual Property Tax (ENFIA) | Annual tax based on property value, location, and characteristics |
| Rental Income Tax | Applicable if property generates rental income; rates range from 15% to 45% on annual income above €12,000 |
| Worldwide Income Tax | Only if tax resident (183+ days/year in Greece) |
Tax outcomes are fact-specific and depend on individual circumstances, residency patterns, and applicable double taxation treaties. Investors should consult licensed tax advisors in their country of citizenship and in Greece.
Path to Greek Citizenship
Golden Visa holders may apply for Greek citizenship through naturalization after meeting the following requirements under the Greek Nationality Code (Law 3284/2004):
| Requirement | Details |
|---|---|
| Continuous Residence | 7 years of legal continuous residence in Greece |
| Physical Presence | Minimum 183 days per year physically present in Greece for each of the 7 years |
| Integration | Demonstrated integration into Greek society (financial and social ties) |
| Language Proficiency | Pass Greek language examination |
| Criminal Record | No serious criminal convictions |
The Golden Visa itself does not grant a direct path to citizenship without meeting residence and integration requirements. The 5-year renewable residence permit allows legal residence in Greece, but naturalization requires actual physical presence and demonstrated integration over 7 years.
Frequently Asked Questions
What is the minimum investment for the Greece Golden Visa in 2026?
The minimum investment is €250,000 for commercial-to-residential property conversions, heritage building restoration, former industrial building conversions, or startup investments via the Elevate Greece registry. Standard real estate investments require €400,000 in most regions or €800,000 in prime areas (Athens, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents). Alternative financial investments range from €350,000 for mutual funds to €800,000 for corporate securities.
Is there a minimum stay requirement for the Greece Golden Visa?
No. The Greece Golden Visa has no minimum stay requirement. Holders may reside outside Greece and still renew their residence permit every 5 years, provided the qualifying investment is maintained. This makes it one of the most flexible EU residency programmes available.
Can family members be included in my Greece Golden Visa application?
Yes. Eligible family members include the spouse or civil partner, dependent children under 21 years of age, and dependent parents or grandparents of the main applicant or spouse. All family members receive 5-year residence permits with the same renewal terms. Greece has recognized same-sex marriage since February 2024, so same-sex spouses qualify equally under the family inclusion provisions.
What is the new startup investment route for the Greece Golden Visa?
Under Article 44 of Law 5162/2024, investors may obtain a residence permit by investing €250,000 in a startup registered on the Elevate Greece national registry. Requirements include holding no more than 33% equity, creating at least 2 jobs within the first year, and maintaining them for 5 years. The permit is initially issued for 1 year, renewable for 2-year periods, with a €2,500 application fee.
Can I rent out my Golden Visa property?
Long-term residential rentals are permitted and must be registered under Greek tenancy law with income declared. However, short-term rentals (Airbnb, vacation rentals) are prohibited for properties acquired after April 5, 2024 under Law 5100/2024. Violation of this restriction may affect the residence permit.
Does the Greece Golden Visa lead to citizenship?
Golden Visa holders may apply for Greek citizenship through naturalization after 7 years of continuous legal residence with a minimum of 183 days per year physically present in Greece. Additional requirements include Greek language proficiency, demonstrated social integration, and a clean criminal record. The residence permit alone does not grant citizenship without meeting these requirements.
Does holding a Golden Visa make me tax resident in Greece?
No. Holding a Golden Visa does not automatically create Greek tax residency. Tax residency requires physical presence of 183 days or more per year in Greece. Non-residents are only taxed on Greek-sourced income, such as property rental income. Tax outcomes depend on individual circumstances and applicable double taxation treaties; professional tax advice is recommended.
Related Programmes and Resources
The Greece Golden Visa programme operates under Greek immigration law, specifically Law 4251/2014 as amended by Law 5038/2023, Law 5100/2024, and Law 5162/2024, all of which are subject to legislative amendment by the Hellenic Parliament. Programme requirements, investment thresholds, fees, procedures, and eligibility criteria may change by government decision. Applications are adjudicated by the Ministry of Migration and Asylum of the Hellenic Republic. NTL provides professional advisory services in compliance with all applicable laws through its specialized legal team and coordination with licensed Greek legal professionals; NTL does not guarantee approval, processing timelines, investment returns, or programme outcomes.
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About NTL International
NTL provides professional guidance and compliance support for global CBI and RBI programs. As a government-authorized agent in select jurisdictions and collaborator with specialized legal experts worldwide, NTL manages the entire application process, ensuring every application meets statutory requirements from initial assessment through final approval, working with local counsel for full compliance.
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