Greece Golden Visa 2025: complete investment guide
- Ilana Meyer
- Nov 10, 2025
- 14 min read
The Greece Golden Visa is one of the most strategically interesting residency-by-investment programs in Europe. It offers a five-year renewable residence permit in exchange for qualifying investments starting at €250,000, with no minimum stay requirement and access to the Schengen Area.
Since its launch in 2013, the Greece Golden Visa has granted more than 31,000 residence permits to investors and family members and attracted over €2.6 billion in foreign investment to Greece. These figures reflect the program’s sustained appeal, particularly as other European options have tightened or closed.
In this guide, you will find clear, current answers on:
Greece Golden Visa requirements and the new investment zones
Qualifying property and financial investment routes
Application process, costs, and realistic timelines
Benefits including Schengen access, family coverage, and tax regimes
Practical risks, limitations, and strategic implementation for high-net-worth families
By the end, you will understand what the Greece Golden Visa demands, what it delivers, and how it can support your broader mobility and wealth strategy.
Greece Golden Visa program overview
The Greece Golden Visa was introduced in 2013 under Law 4251/2014 as a residency-by-investment framework designed to channel foreign capital into the Greek economy while granting non-EU nationals legal residence in an EU member state.
A successful applicant receives a five-year residence permit, which can be renewed indefinitely as long as the qualifying investment is maintained. There is no minimum stay requirement to keep the permit active, which is a critical differentiator from many other EU residency programs.
Family inclusion is one of the program’s key strengths. In most cases, you can include:
Your spouse or registered partner
Children under 21, and in practice up to 24 if they remain full-time students on an autonomous permit
Parents and parents-in-law, without any need to prove financial dependence
This three-generation structure fits naturally into long-term family and succession planning.
Key Greece Golden Visa statistics (latest available):
Over 31,000 residence permits issued to investors and family members as of 2023
More than €2.6 billion in foreign investment directed into Greece
9,289 new applications filed in 2024, a record year for demand
Five-year renewable residence permits under Article 20B of Law 4251/2014
No minimum days in Greece required to maintain the Golden Visa
Visa-free movement within the Schengen Area, now 29 countries
The Greece Golden Visa grants residency, not citizenship. However, if you later choose to relocate and become a Greek tax resident, you may become eligible for citizenship by naturalization after seven years of continuous lawful residence, subject to language proficiency and integration requirements.
Greece Golden Visa requirements in 2025
In 2024 and 2025, Greece updated the real estate component of the Golden Visa under Law 5100/2024, introducing a structured zone system with higher thresholds in high-demand markets and targeted exceptions for specific project types.
Today, the real estate-based Greece Golden Visa is built around three main levels:
Zone A – €800,000
Zone B – €400,000
Zone C special projects – €250,000
Zone A: prime locations at €800,000
Zone A covers Greece’s most in-demand areas. These include:
The entire Administrative Region of Attica (Athens and Piraeus)
Thessaloniki
Mykonos and Santorini
Greek islands with populations above 3,100 residents
To qualify in Zone A, you must:
Invest at least €800,000
In a single property
With a minimum size of 120 square meters
This higher threshold reflects genuine market demand in Athens and major islands rather than artificial pricing linked only to residency. Prime neighborhoods in Athens have seen sustained recovery, with strong interest from international buyers and improving infrastructure.
Zone B: regional Greece at €400,000
Zone B applies to all other regions of Greece that are not included in Zone A. These locations generally have smaller populations and lower density, including many coastal and inland towns and secondary cities.
To qualify in Zone B, you must:
Invest at least €400,000
Again in a single property
With a minimum area of 120 square meters
For many investors, Zone B offers a more balanced combination of entry price, quality of life, and long-term potential. Well-selected regional assets can provide solid rental yields and meaningful lifestyle benefits without the saturation and price pressure of ultra-prime areas.
Zone C: special conversion and restoration projects at €250,000
The original €250,000 threshold remains available, but only for specific special projects. Under the current rules, this includes:
Commercial or industrial properties that are fully converted to residential use before the Golden Visa application
Restoration or reconstruction of listed or heritage buildings, subject to approved plans and completion obligations
These Zone C projects can be located anywhere in Greece, including Athens and Thessaloniki, as long as they meet the conversion or restoration criteria set out in the law and relevant planning approvals are in place.
For investors, Zone C is the lowest capital entry point into the Greece Golden Visa and often takes the form of structured, developer-led projects. It is essential, however, that your legal team confirms that all change-of-use or restoration approvals have been granted and that the property is correctly classified as Golden Visa eligible before you commit funds.
Alternative Greece Golden Visa investment routes
While real estate is the most visible route, the Greece Golden Visa also accepts several financial investment options. These typically include:
€500,000 bank term deposit in a Greek credit institution for at least one year
€500,000 in Greek government bonds held for a minimum of three years
€350,000 in mutual funds or Alternative Investment Funds (AIFs) that invest in Greek assets, including real estate
Exact conditions and product availability can change, so the specifics must be checked at the time of investment. For many families, these routes are attractive when:
They prefer capital preservation and liquidity over direct property exposure
They already have significant real estate elsewhere and wish to avoid concentration
They view the Greece Golden Visa primarily as a mobility and contingency tool, not as a real estate play
Greece Golden Visa investment options at a glance
Investment type | Minimum amount | Core requirements |
Zone A real estate | €800,000 | Single property, at least 120 m² in Athens, Thessaloniki, and major islands |
Zone B real estate | €400,000 | Single property, at least 120 m² in regional Greece |
Zone C conversion | €250,000 | Commercial-to-residential or heritage restoration that meets legal criteria |
Bank term deposit | €500,000 | Fixed deposit in a Greek bank, minimum one-year term |
Government bonds | €500,000 | Greek government bonds with at least three-year maturity |
Mutual funds / AIFs | €350,000 | Regulated funds focused on Greek assets |
A well-structured strategy will consider not only the visa outcome but also the role of each investment in your broader portfolio and family plan.
Greece Golden Visa application process and timelines
The Greece Golden Visa application process is structured but not fully standardized in terms of timing. From the moment you choose your qualifying investment to the issuance of residence permits, a realistic expectation is four to twelve months, depending on the region and the current backlog.
In 2024, Greece received 9,289 new Golden Visa applications and issued only a fraction of the pending permits. This led to a backlog of nearly 50,000 applications. In 2025, the Ministry of Migration and Asylum began to accelerate issuance, with more than 5,500 permits granted in the first eight months alone, which indicates progress but not complete resolution of delays.
The core process for a real estate-based Greece Golden Visa typically follows three main stages.
1. Property selection, due diligence, and fund transfer
First, you identify a qualifying property or project and we conduct full due diligence. Our independent legal counsel will then:
Verify clear title and absence of liens or encumbrances
Confirm zoning, permitted use, and Golden Visa eligibility
Review building permits and planning approvals, particularly for Zone C conversions or heritage restorations
Once you are satisfied, we:
Obtain a Greek tax number (AFM)
Open a Greek bank account (optional and not easy for many nationalities)
You sign a purchase agreement and transfer funds from your own capital
Loans or mortgages cannot count toward the minimum investment thresholds. Funds must pass through regulated banking channels with clear source-of-funds and source-of-wealth documentation.
2. Application preparation, submission, and biometrics
Your application file usually includes:
Certified copy of your valid passport
Property deeds or other documents proving the qualifying investment
Private health insurance valid in Greece for all family members included
Proof of lawful entry into Greece
Apostilles or legalization and official Greek translations where required
Your legal representative can submit the Golden Visa application electronically under a power of attorney. However, you must travel to Greece at least once for your biometric appointment, where your fingerprints and photograph are taken for the residence card.
From the moment your application is lodged, you receive a certificate of submission that allows you to remain legally in Greece and travel back for biometrics, subject to Schengen rules.
3. Approval and residence permit issuance
Once the application is approved, you receive a five-year residence permit card. The permit can be renewed indefinitely, as long as you:
Maintain the qualifying investment
Continue to meet the general conditions (for example, no serious criminal convictions)
There is no minimum stay requirement to renew a Greece Golden Visa. You are not required to live in Greece, spend a certain number of days per year there, or demonstrate integration in order to keep the residence permit active. This flexibility is one of the main reasons the program continues to attract globally mobile families.
Greece Golden Visa costs beyond the investment
Beyond the property or financial investment itself, you should budget an additional 10 to 12 percent of the investment amount for transaction and program-related costs. For a real estate route, these typically include:
Property transfer tax, typically 3.09% of the assessed property value
Legal and notary fees, generally 2 to 3 percent combined
Real estate agency commission, commonly 2 to 3 percent if buying used
Government fees, such as the Golden Visa application fee (€2,000 for the main applicant and €150 per dependent) plus residence card issuance fees
Translation, apostille, and document certification, often €500 to €1,000 depending on complexity
Private health insurance, with premiums varying based on age, coverage, and provider
For Zone C projects, additional technical and architectural documentation is often needed to demonstrate that conversion or restoration works meet legal requirements and timelines.
How you can use your Greece Golden Visa property
One of the most important recent changes to the Greece Golden Visa is the treatment of short-term rentals. Under Law 5100/2024, properties acquired as Golden Visa investments:
Cannot be rented out on a short-term basis through platforms such as Airbnb or Booking
Cannot be sublet in the sharing economy
May be subject to significant fines (often cited around €50,000) and cancellation of the residence permit if the restriction is breached
Long-term rentals are still allowed, typically under contracts of at least 12 months. This means that, in practice, your Golden Visa property is best positioned as:
A long-term rental asset
A second home or family base in Greece
A capital allocation play with a medium- to long-term horizon
These restrictions are deliberate and align with broader European sentiment about tourism pressure, local housing affordability, and the role of investment migration in real estate markets.
Why the Greece Golden Visa remains attractive
The Greece Golden Visa continues to stand out for a specific combination of factors that matter to sophisticated investors: EU access, family coverage, credible tax frameworks, and a reasonable investment floor, all anchored in a lifestyle proposition that still feels authentic.
Strategic European positioning and Schengen access
Greece is a full member of both the European Union and the Schengen Area. Golden Visa holders benefit from:
Visa-free movement within the Schengen Area, which now covers 29 countries
The ability to live, study, or simply spend extended time in Greece without the 90/180-day constraints that apply to tourists
A platform to establish business presence, manage EU operations, and position family members for education and career opportunities across Europe
For many families outside the EU, the Greece Golden Visa functions as a European option: a fully compliant, on-the-books path to access European systems without being forced into immediate relocation.
Tax regimes that can complement the Golden Visa
Holding a Greece Golden Visa does not automatically make you a Greek tax resident. However, if you later choose to move your tax residence to Greece, several special regimes can be relevant:
A 7 percent flat tax regime on foreign pension and other foreign-sourced income for qualifying retirees, available for up to 15 years
A €100,000 non-dom lump-sum regime on worldwide foreign income for high-net-worth individuals who become Greek tax residents and invest at least €500,000 in Greece, available for up to 15 years
A regime for relocating professionals and entrepreneurs that grants a 50 percent exemption on Greek-source employment and business income for up to seven years
These regimes are governed by specific eligibility rules and require careful coordination with your existing tax residence and global structure. The point is not to chase low nominal tax rates, but to align residence, tax, and asset structures in a way that stands up to scrutiny and supports your long-term objectives.
Real estate fundamentals and market dynamics
Greek real estate has moved through several cycles in the past decade. After a deep correction following the financial crisis, prime Athens and selected island markets have recovered strongly, supported by:
Rising tourism and year-round travel demand
Increased interest from digital workers and remote professionals
Renewed domestic confidence in the Greek economy
Even after this recovery, prices in many areas remain lower than in Western European capitals. Carefully selected assets can still offer attractive yields and real asset backing, particularly in neighborhoods that combine infrastructure, connectivity, and enduring lifestyle appeal.
The legal framework around property rights is robust, but due diligence is non-negotiable. Title registration, zoning, and building legality must be verified thoroughly.
Lifestyle, safety, and family environment
Beyond numbers, many families choose the Greece Golden Visa for quality of life:
The Mediterranean climate offers more than 250 sunny days per year in many regions
Greek culture places genuine emphasis on family, community, and education
Crime rates in residential neighborhoods are relatively low compared with many global cities
The Mediterranean diet, easily accessible through everyday markets and local food culture, is consistently associated with better long-term health outcomes
Healthcare combines a universal public system with private hospitals and clinics in major cities. Private care remains comparatively affordable for many international families, especially when combined with international health insurance.
For schooling, there is a growing network of international schools in Athens and other key cities offering English-language curricula, including International Baccalaureate and British or American programs, at fee levels that often undercut equivalent schools in Western Europe.
Practical limitations and risks you should recognize
Every residency-by-investment program has tradeoffs. The Greece Golden Visa is no exception. Recognizing its limitations is part of using it well.
Processing delays and administrative friction
Greece has made progress in digitizing public services, but bureaucracy remains part of the landscape. The Golden Visa backlog in 2023 and 2024 demonstrated how quickly demand can outpace processing capacity.
While issuance has accelerated in 2025, you should still plan for delays beyond official estimates, especially in high-demand areas or during regulatory transitions. A structured timeline and professional support help, but they do not remove systemic bottlenecks entirely.
No direct citizenship-by-investment
The Greece Golden Visa is not a citizenship-by-investment program. To become eligible for Greek citizenship, you must:
Live in Greece on a continuous basis for at least seven years
Hold valid residence permits throughout that period
Become a Greek tax resident during that time
Pass a B1-level Greek language exam and exams in Greek history and civics
Show real integration into Greek life and society
For many families, the Golden Visa is used strictly as a residency and mobility tool, with citizenship treated as a separate optional decision if they later commit to full relocation.
Capital allocation, liquidity, and market risk
Real estate and long-term financial instruments involve market risk and lower liquidity than listed securities. To maintain the Greece Golden Visa:
You must keep your qualifying investment in place
Exiting or switching investments requires careful timing and legal guidance
Short-term rental restrictions reduce the attractiveness of pure Airbnb-style yield strategies
The Greece Golden Visa investment should work on its own financial merits – through yields, capital appreciation, or personal use value – with the residence permit viewed as an added layer of strategic value rather than the only justification for the capital outlay.
Infrastructure and regional realities
While Athens, Thessaloniki, and some larger cities have modern infrastructure, many islands and rural areas still face limitations in:
Public transportation
High-speed internet reliability
Access to specialist healthcare
Year-round connectivity, especially during winter months
For some families, a hybrid structure works best: a primary base in or near a major city such as Athens, combined with secondary or lifestyle properties in islands or regional areas.
Who the Greece Golden Visa serves best
In practice, the Greece Golden Visa tends to serve certain profiles particularly well:
Entrepreneurs, executives, and investors who want EU and Schengen access without relocating their primary business base immediately
Families who value a three-generation solution, with the ability to include parents and young children
Investors who see Greek or European real estate as a logical component of a diversified portfolio
Individuals who understand that administrative friction is part of the tradeoff for a relatively flexible, still-accessible EU program
It is less suitable for those who:
Need guaranteed, short-term timelines with minimal uncertainty
Expect Northern European-style administrative efficiency
Seek a direct passport acquisition route without real connection to the residence component
Used in the right context, the Greece Golden Visa is not a magic shortcut. It is a structural tool that can strengthen your family’s positioning and resilience over time.
Frequently asked questions about the Greece Golden Visa
How much is the Greece Golden Visa?
The Greece Golden Visa minimum investment depends on the route:
€250,000 for qualifying commercial-to-residential conversions and heritage building restorations under the special project rules (Zone C)
€400,000 for standard residential properties in regional areas outside the prime zone (Zone B), in a single property of at least 120 m²
€800,000 for residential properties in high-demand locations, including the Attica region (Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents (Zone A)
In all cases, you should budget an additional 10 to 12 percent for taxes, fees, and transaction costs.
How long does the Greece Golden Visa take to process?
In reality, Greece Golden Visa processing times usually range from four to twelve months, depending on:
The completeness and quality of your file
The specific region and workflow of the local authorities
The current backlog of applications at the Ministry and regional offices
Recent efforts to clear pending cases have improved issuance rates, but the system remains under pressure due to high demand and regulatory changes.
Can I work in Greece with a Greece Golden Visa?
As a Greece Golden Visa holder, you cannot be employed as a salaried worker in Greece under this permit alone. You can, however:
Establish and own a Greek company
Receive dividends from Greek and foreign companies
Earn rental income from long-term leases of your Golden Visa property
If active professional activity in Greece is part of your plan, an additional or alternative residence status may be required.
Does the Greece Golden Visa lead to citizenship?
The Greece Golden Visa can support a path to Greek citizenship, but only if you:
Move to Greece and live there on a continuous basis
Become tax resident and maintain residence permits for at least seven years
Pass Greek language and knowledge exams
Demonstrate genuine integration, stable income, and compliance with tax obligations
Without meeting these conditions, you will remain a long-term resident, not a citizen.
Which family members can I include?
You can typically include:
Your spouse or registered partner
Children under 21, with the ability for them to continue on an autonomous permit up to 24 if they remain full-time students
Your parents and your spouse’s parents, generally without needing to prove financial dependence
Each family member receives their own residence card with the same validity as the main applicant.
Is there a minimum stay requirement?
No. The Greece Golden Visa has no minimum stay requirement to maintain and renew residency. You can hold the permit while living elsewhere, as long as you keep the qualifying investment.
If your objective is citizenship, however, you will need to meet Greek residence and tax requirements later.
Can I rent out my Greece Golden Visa property?
Yes, but with critical limitations. You can:
Rent your Greece Golden Visa property on a long-term basis
You cannot:
Rent the property on a short-term basis through platforms such as Airbnb or Booking
Sublet the property in the context of the sharing economy
Violating these rules can result in heavy fines and revocation of your Golden Visa residence permit.
What are the current Greece Golden Visa zones?
For real estate investments, the Greece Golden Visa uses three practical levels:
Zone A (prime) – €800,000 minimum, single property of at least 120 m² in Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents
Zone B (regional) – €400,000 minimum, single property of at least 120 m² in the rest of Greece
Zone C (special projects) – €250,000 minimum for qualifying commercial-to-residential conversions and heritage restorations, subject to strict criteria
Conclusion: using the Greece Golden Visa strategically
The Greece Golden Visa is not about purchasing a passport. It is about securing a flexible, long-term European foothold for you and your family in a way that stands up to legal and regulatory scrutiny.
Used well, it can:
Anchor a credible EU residence position
Provide a base for education, healthcare, and lifestyle in Greece and beyond
Integrate with non-dom and pension tax regimes if you later choose to relocate your tax residence
Form part of a broader, multi-jurisdictional risk and opportunity management strategy
The world is changing. Regulatory scrutiny is tightening. Mobility rights that once felt optional now sit at the center of serious wealth and legacy planning.
The Greece Golden Visa will not be the right tool for everyone. But for the right family profile, at the right moment, with the right structure, it can deliver exactly what matters most:
Your wealth, your freedom, your future, protected.
