Greece Golden Visa is a residency-by-investment program that allows non-EU citizens (and their families) to obtain a renewable residence permit in Greece by making a qualifying investment. Since its launch in 2013, Greece Golden Visa program has become one of the most popular residency-by-investment options in Europe. Offering a renewable five-year residency permit in exchange for a qualifying investment, it has attracted thousands of investors who see Greece not only as a Mediterranean paradise but also as a strategic gateway to Europe, Asia, and Africa.
For non-EU nationals, Greece Golden Visa is often described as the European equivalent of the US Green Card, providing residency rights in Greece and access to the Schengen Zone. What makes Greece Golden Visa even more attractive is its relatively low investment threshold of €250,000 in real estate, one of the lowest in Europe.
In this guide, we’ll explore everything you need to know about Greece Golden Visa: its benefits, requirements, investment routes, tax implications, the new rules for 2025, and how to maximize your opportunities with expert guidance from agencies like GICG.
What Is Greece Golden Visa?
Greece Golden Visa is a residency-by-investment program launched in 2013 by the Greek government to encourage foreign capital inflows, particularly in the real estate sector. In return for investing a minimum of €250,000 in property or other approved assets, non-EU nationals can obtain a renewable five-year residence permit.
The program is often referred to as:
- Greece Permanent Residency Program
- Greece Residency by Investment Program
- Greece’s version of a “European green card”
While it does not grant citizenship directly, the visa gives holders the right to live in Greece and move freely within the Schengen Zone without additional visas.
Benefits and Rights of Greece Golden Visa
High Mobility
One of the main appeals of the program is visa-free access to all Schengen Zone countries. With over 27 European countries included, this mobility allows investors and their families to travel freely for business or leisure without cumbersome visa applications.
Family Inclusion
Greece Golden Visa enables applicants to include their family members under the same residence permit. Applicants can include:
- Spouse
- Children under 21 (and up to 24 if dependent students)
- Parents of both the main applicant and the spouse
This multigenerational inclusion makes it highly attractive for families seeking security and a future base in Europe.
Quality of Life
Living in Greece extends far beyond the legal benefits of residency. It represents a strategic investment in quality of life, offering a safe and stable environment, an affordable cost of living, and access to high-standard healthcare and education. At the same time, Greece combines a strong cultural heritage with modern infrastructure, providing both lifestyle appeal and long-term value for investors and their families.
Real Estate ROI and Appreciation
The Greek real estate market is entering a strong growth phase following years of recovery. Property values are steadily appreciating, while rental demand continues to rise, driven largely by the country’s robust tourism sector. For investors, this creates a dual opportunity: capital appreciation over the long term and consistent income generation through holiday rentals or long-term leases. Few European markets currently offer such a balanced combination of stability and growth potential.
Taxes
Greece offers several favorable tax provisions that enhance the overall value of Golden Visa investments:
- VAT Suspension on Residential Properties: Many residential real estate transactions benefit from a VAT suspension, significantly reducing acquisition costs.
- Attractive Non-Domicile Tax Regime: Eligible investors who transfer their tax residency to Greece may opt for a flat annual tax of €100,000 on global income, providing clarity and substantial savings for high-net-worth individuals.
- Double Tax Treaties: Greece has signed numerous international treaties to prevent double taxation, ensuring investors are not taxed twice on the same income.
These incentives strengthen Greece’s position as an investor-friendly jurisdiction, making it easier to maximize returns while maintaining compliance with international tax standards.
Business Opportunities
For forward-thinking investors, Greece combines strategic geography with competitive operating conditions, creating a fertile environment for business expansion and long-term growth:
- Low Labor Costs: Greece has one of the lowest hourly labor costs in the EU, around €16.7/hour in 2024, significantly below the EU average (~€33.5/hour).This means lower wage bills and non-wage costs, making operations (manufacturing, services, hospitality) more cost-efficient compared to many Western European capitals.
- Tax Incentives for Innovation and R&D: Greece passed Law 5162/2024, which expanded tax incentives for research and development, start-ups, and innovation.Under this law, Research and Development (R&D) expenses and equipment depreciation used in innovation or by recognized research centers are highly tax-deductible.
There are also “Patent-Box” provisions and incentives for angel investors.
- Maritime and Shipping Incentives: Greece has a long heritage in shipping. There are schemes offering advantages for vessel registration, shipping companies, and crews. (You may need to check the latest maritime laws/regulations for specific incentives.)
- Strategic Middle Location: Greece sits geographically between Europe, Asia, and Africa. Excellent for logistics hubs, transit, shipping routes, warehousing, and regional distribution.Major ports (Piraeus, Thessaloniki) serve as gateways for trade into the Balkans, Eastern Mediterranean, and beyond.
- “Green” Tax/Regulatory Incentives: The Greek government is encouraging renewable energy, energy efficiency (in buildings), green tech, and environmental sustainability projects. These often come with tax credits/deductions or favorable rates. Also, there are incentive programs & EU funds that support green infrastructure.
- Business and Investment Opportunities in Tourism and Luxury Properties: Because Greece is a major tourist destination, there is always demand for resorts, holiday rentals, boutique hotels, and luxury vacation housing. Investors can benefit from seasonal demand, high occupancy in peak seasons, and premium pricing in high-appeal destinations.
- Competitive Corporate Tax Rates: Greece’s standard corporate tax rate is competitive relative to some Western European countries. (Check latest %; it has been ~22%). With incentives for strategic investments, certain sectors, and reduced rates on specific income types (e.g. listed bonds, patent income under special regimes), this can reduce the effective corporate tax burden.
- Access to EU and Schengen Markets: Once your business is established under a residency permit, you gain better access to European markets. The ease of doing cross-border trade, hiring EU and non-EU staff, and reaching customers throughout the EU has made it simpler.
What Are Greece’s Golden Visa Requirements?
To qualify for the program, applicants must meet specific eligibility criteria. The main requirements include:
- Age: Applicants must be over 18 years old.
- Legal Entry: Must enter Greece legally, with a valid visa or entry waiver.
- Investment: Minimum €250,000 real estate purchase (before VAT and additional taxes) or other approved investments.
- Insurance: Proof of valid medical insurance in Greece.
- Clean Record: No criminal record in Greece or the country of origin.
Requirements for family members:
- Spouse and unmarried children under 21 (up to 24 if students) can be included.
- Parents of both the applicant and spouse are eligible.
What Are the Available Options to Get Greece Golden Visa?
The options to obtain Greece Golden Visa include purchasing real estate, entering into a long-term property lease, making a capital investment in equity shares, bonds, or a company registered in Greece, purchasing government bonds, placing a minimum deposit of €400,000 in a Greek bank, or investing in shares, bonds, or mutual funds traded in the Greek capital market
Here are the main options in detail:
Greece Golden Visa via Real Estate Investment
For most investors, real estate is the golden ticket to Greece. With just €250,000, you’re not only buying property you’re opening the door to Europe. Whether it’s a stylish apartment in Athens, a seaside villa in Crete, or a commercial property that brings steady rental income, this option blends lifestyle with financial sense. It’s no wonder it’s the most popular path for families who want both a smart investment and a second home in Europe.
Recent reforms have adjusted the rules depending on location:
- In high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini, the minimum investment has been increased to €500,000.
- In other regions, the threshold remains at €250,000.
This option is appealing not only for its relatively low threshold compared to other European golden visas, but also because Greece’s real estate market offers strong potential for capital appreciation and rental yields driven by tourism.
Greece Golden Visa via Capital Contribution
Applicants can invest a minimum of €400,000 in a Greek company, either through direct capital contribution or acquisition of shares. This pathway is designed to stimulate local business and industry.
Greece Golden Visa via Government Bonds
Another alternative is investing at least €400,000 in Greek government bonds. This appeals to investors looking for lower-risk options tied to state-backed securities.
Greece Golden Visa via Bank Deposits
Placing a minimum deposit of €400,000 in a Greek bank is also an eligible route. Although it does not provide ROI in the form of property appreciation, it offers a straightforward financial commitment.
Greece Golden Visa via Shares or Units in Investment Funds
Applicants can also invest €400,000 in shares, bonds, or units in real estate investment companies or funds registered in Greece. This option allows exposure to diversified portfolios.
While these alternatives exist, real estate investment remains the most advantageous, not only because it is the most affordable route, but also because it provides tangible assets with long-term value and income potential.
What Are Greece’s Golden Visas by Real Estate Investment Rules & Requirements?
Greece Golden Visa by real estate investment rules and requirements are:
- The investment must be in a single property worth the minimum required amount. Multiple property purchases cannot be combined to meet the threshold in €500,000 zones.
- The purchase must be completed with full payment through legal banking channels.
- The property must be free of liens and suitable for ownership transfer.
These changes were introduced to control demand in over-saturated markets and encourage investment in less central areas, balancing economic growth across the country.
Greece Golden Visa New Rules
In 2023, the Greek government introduced new rules for the Golden Visa, effective through 2025, that raise the investment thresholds as follows
- €500,000 minimum property purchase in central Athens, Thessaloniki, Mykonos, and Santorini.
- €250,000 minimum investment still applies in other Greek regions, making smaller towns and islands increasingly popular among investors.
Greece Golden Visa Required Documents
Applicants need to prepare and submit a comprehensive set of documents, including:
- Valid passport and entry visa.
- Proof of property purchase (contract, land registry certificate).
- Proof of payment for the investment.
- Health insurance certificate covering Greece.
- Police clearance certificate (clean criminal record).
- Marriage certificate and birth certificates (for family members).
- Biometric data submitted in Greece.
All documents must be officially translated into Greek and notarized or apostilled, depending on the issuing country.
Application Process
Applying for Greece Golden Visa involves several stages:
- Choose Investment: Select your preferred investment option, typically real estate.
- Legal Checks: Conduct due diligence on the property or investment.
- Purchase & Contracts: Complete the investment and register it under your name.
- Submit Application: Provide all required documents and biometric data in Greece.
- Receive Residency Permit: A temporary permit is issued first, followed by the five-year residence card.
Legal and administrative support is highly recommended to ensure a smooth process.
Processing Time
Obtaining Greece Golden Visa through real estate investment is one of the fastest residency pathways in Europe, typically completed within 6 to 8 months. The process can be broken down into several phases:
- Property Selection & Purchase (1–2 months): Time needed to identify, conduct due diligence, and finalize the purchase of eligible real estate.
- Preparation of Documents (2–4 weeks): Collecting, translating, and legalizing required documents for submission.
- Application Submission (1–2 weeks): Filing the residency application with Greek authorities after property acquisition.
- Biometric Appointment (1–2 months): Scheduling and attending the appointment for biometrics, often dependent on local processing capacity.
- Residence Permit Issuance (2–4 months): Final review and approval by the authorities, leading to issuance of the five-year residence permit.
Greece Golden Visa Renewal Process
One of the best parts about Greece Golden Visa is its flexibility. Your residency card is valid for five years, and as long as you still own your property, you can keep renewing it again and again. The process itself is straightforward: you’ll need to show proof that the property is still under your name, along with updated documents like health insurance. There’s no requirement to live in Greece full-time, which means you can enjoy the benefits of residency without disrupting your lifestyle. For families, this makes it a long-term, secure, renewable, and hassle-free solution.
So, Greece Golden Visa is valid for five years and can be renewed indefinitely, provided the investment is maintained.
Key points for renewal include:
- Property Ownership: You must still own the qualifying real estate at the time of renewal.
- No Minimum Stay: Unlike many other residency programs, Greece does not require you to physically reside in the country to renew your visa.
- Application Timing: Renewal applications should be submitted at least two months before the expiration of the current permit.
- Updated Documents: Renewals require updated health insurance, a passport, and proof of continued investment ownership.
This flexibility makes the Greek program especially attractive for global investors who want residency rights without relocation obligations.
Expert Agency Assistance with Greece Golden Visa Applications
If you are considering applying for Greece Golden Visa by real estate investment program, the professional agents at Global For Citizenship and Residency are ready to help you.
Navigating property laws, residency regulations, and Greek bureaucracy can be complex. Working with an experienced agency like GICG (Global For Citizenship and Residency) offers many advantages such as:
- Confidentiality: Your personal and financial information is handled with complete discretion.
- End-to-End Support: From property selection to legal documentation and residence card issuance, GICG manages the entire process.
- Access to Real Estate Brokers: Investors can meet vetted brokers and view properties that meet eligibility requirements.
- Legal and Tax Guidance: Ensure compliance with Greek laws and optimize your tax strategy.
Can I Get the Visa Without Agents?
Yes, applicants can technically apply for Greece Golden Visa program independently. However, doing so is challenging because:
- Greek bureaucracy can be time-consuming.
- Legal documents require precise translations and certifications.
- Missteps can lead to application delays or rejections.
By choosing to work with an expert agency like GICG(Global For Citizenship and Residency), you gain peace of mind, professional expertise, and access to the best investment opportunities, all while saving time and avoiding costly mistakes.
What Property Types Are Eligible for Greece Golden Visa?
Eligible property types for Greece Golden Visa include residential homes, commercial units, tourist properties, and even multiple properties combined to meet the minimum investment threshold:
- Residential properties: Apartments, houses, and villas in both urban and suburban areas.
- Commercial properties: Offices, retail spaces, and other business-use buildings.
- Tourist properties: Short-term rental units or vacation homes in popular destinations.
- Multiple properties combined: Investors may purchase more than one property as long as the total value meets or exceeds the €250,000 threshold.
The property must be legally transferable, free of debt or liens, and officially registered in the investor’s name. Co-ownership is possible only if each co-owner invests at least the minimum threshold.
Who Is Greece Golden Visa Good For?
Greece Golden Visa is designed to meet the needs of a diverse range of applicants. For investors, it represents a secure and strategic pathway to grow wealth in a stable European market. Families benefit from access to quality education, healthcare, and the ability to travel freely across the Schengen Zone. Business professionals gain a reliable base in Europe, leveraging Greece’s strategic position as a hub between three continents. Lifestyle-focused applicants are drawn to the country’s renowned natural beauty, cultural heritage, and high quality of life—all while holding a residency permit that provides long-term stability within the European Union.
The program is designed for diverse investor profiles. Some of the most common include:
- Families seeking long-term security, mobility, and future educational opportunities for children.
- High-net-worth individuals wanting EU residency with a relatively low investment threshold.
- Investors are looking for profitable real estate opportunities in an emerging market.
- Businesspeople want a base in the EU to expand their companies.
- Retirees seeking a peaceful, affordable, and beautiful Mediterranean lifestyle.
By catering to these varied groups, Greece Golden Visa remains one of the most flexible and appealing residency programs in Europe.
Does Greece Golden Visa Lead to Citizenship?
Yes, Greece Golden Visa can lead to citizenship, but only under specific conditions. While the program itself grants a renewable five-year residence permit, investors who maintain long-term residency and meet Greece’s naturalization requirements may apply for citizenship after seven years of continuous residence.
To qualify, applicants must demonstrate genuine integration into Greek society, including language proficiency, cultural awareness, and compliance with tax obligations. It is not sufficient to simply hold property or renew residency; active connection to Greece is required.
For many investors, this makes the Golden Visa both a short-term residency solution with immediate mobility benefits and a long-term pathway to EU citizenship for those willing to establish deeper ties in Greece.
Who Counts as an Eligible Family Member Under Greece Golden Visa?
The program is highly inclusive, allowing applicants to bring close family members, including:
- Spouse
- Unmarried children under 21 (up to 24 if students)
- Parents of both the applicant and the spouse
This multigenerational approach makes Greece’s program more generous than many other European residency schemes.
What Are the Top Nationalities Getting Greece Golden Visa?
The program has attracted applicants from all over the world, but some nationalities stand out:
- Chinese investors remain the largest group, making up nearly half of all applications.
- Significant numbers also come from Turkey, Russia, Lebanon, and Egypt, where investors value Greece’s affordability and Schengen access.
- Recently, interest has been growing from U.S. and Middle Eastern investors looking for a European base.
This diversity highlights the global appeal of Greece Golden Visa.
What Are the Best Areas to Invest in Real Estate in Greece?
Where you choose to invest in Greece says a lot about your vision. If you’re chasing strong rental returns and want a property that appeals to both locals and expats, Athens and Thessaloniki are hard to beat. But if your heart leans toward luxury and a lifestyle filled with sunsets over the sea, then Mykonos, Santorini, or Crete might feel like home. And for those who dream of spotting opportunities before everyone else, the smaller islands and secondary cities are quietly turning into the country’s best-kept investment secrets.
What Other Visa Types Are Available in Greece?
Greece offers a range of visa categories designed for different needs and profiles. Other visa types available in Greece include:
- Standard Residence Permits:
Non-EU nationals can apply for residence permits based on employment contracts, family reunification, or studies. These permits often require ongoing presence in Greece and are tied to the applicant’s specific activity. - Financially Independent Person (FIP) Visa:
Aimed at individuals who can demonstrate a stable income from abroad (such as pensions, dividends, or remote work). It requires proof of sufficient funds but does not require property investment. - Digital Nomad Visa:
Introduced recently, this visa targets remote professionals who want to base themselves in Greece while working online for companies or clients outside the country. It combines lifestyle appeal with the flexibility of short to medium-term residence. - Student and Research Visas:
Greece’s universities and research institutions attract international students. These visas grant residence for the duration of studies or academic projects. - Work and Business Visas:
Foreign nationals may obtain permits for employment in Greek companies or for starting and operating a business in the country.
Each of these visas comes with different requirements, obligations, and benefits. Compared to them, the Golden Visa stands out because it provides long-term residency without demanding physical presence, while also serving as a real estate investment opportunity with potential financial returns.
Greece Golden Visa vs. Spain Golden Visa: Which Is Better?
If you’re torn between Greece and Spain, you’re not alone. These two programs are often compared side by side. Greece stands out for one big reason: affordability. With just €250,000 in property investment, you can secure your residency, while Spain requires double that amount (€500,000). For many families and first-time investors, Greece feels like the smarter entry point into Europe.
Spain, on the other hand, is appealing if citizenship is your ultimate goal. Unlike Greece, Spain expects you to live there full-time, which can eventually open the door to a Spanish passport. The trade-off? Higher costs and stricter residency requirements.
So, if flexibility, lower costs, and lifestyle freedom matter most Greece wins. If you’re ready to relocate fully and invest more heavily, Spain may be worth considering.
Which is better depends on your priorities:
- If lower entry cost and fast, flexible residency (no minimum stay) are priorities, Greece often wins.
- If you want access to larger, more liquid property markets and you can afford higher investment, Spain might be preferable.
- Consider also tax regimes and long-term citizenship timelines: Spain tends to require more presence and a longer route to naturalization than Greece.
Investment advisors often recommend choosing the country that best aligns with your financial plan (ROI expectations), mobility needs, and family objectives.
Greece Golden Visa vs. Malta Golden Visa: Which Is Better?
Comparing Greece Golden Visa program to Malta Golden Visa shifts the discussion from residency cost alone to the nature of the programs themselves.
Malta’s investor pathways (which have included residence-by-investment and citizenship routes) often rely on a combination of donations, government contributions, and property purchase or lease, and they tend to be more expensive overall when citizenship is the objective. Malta is small, highly regulated, and attractive for investors whose primary goal is a Maltese or EU passport in the medium-term but that tends to come with higher financial commitment and closer scrutiny.
Greece’s Golden Visa is more straightforward for those who primarily want residency and Schengen mobility through a direct real estate purchase. For families seeking a European base with a lower cost of entry and flexible residency conditions, Greece may be better. For those whose end goal is a Malta passport through naturalization, or who prefer Malta’s particular tax or corporate environment, Malta could be the better fit but expect significantly different cost structures and legal requirements.
Greece Golden Visa vs. Greece Citizenship Program: What’s the Difference?
It’s critical to distinguish residency and citizenship:
- Greece Golden Visa grants a renewable residency permit (initially five years) in return for investment. It gives mobility (Schengen access) and family inclusion, but it is not citizenship. It does not immediately grant the right to vote or to hold a Greek passport.
- Greek citizenship (naturalization) normally requires longer-term residence (commonly seven years of legal residence), proof of integration (including Greek language proficiency), and other legal requirements. Citizenship confers full political and social rights — e.g., the Greek passport and EU citizen rights permanently.
In short, the Golden Visa is a fast, investment-driven residency tool; naturalization is a longer, integration-based legal path to full nationality.
Why Work with GICG (Global For Citizenship and Residency)?
Applying for Greece Golden Visa is much more than a property transaction; it is a cross-border legal, tax, and lifestyle decision. This is where GICG Global for Citizenship and Residency adds measurable value:
- Confidentiality & Security: All client information is handled under strict privacy controls; GICG uses secure channels and NDAs when requested.
- Vetted Real Estate Access: Meet and negotiate with pre-vetted real estate brokers who list properties compliant with Golden Visa rules (size, zone, lien-free).
- End-to-End Management: From initial eligibility assessment, property sourcing, due diligence, document preparation and translation, to biometric appointment booking and follow-up with local immigration authorities.
- Tax & Legal Strategy: Tailored advice to optimise tax exposure, explain implications of becoming a Greek tax resident, and recommend legally sound structures.
- Local Presence: GICG’s network ensures you can physically view properties, meet brokers, and complete filings smoothly.
- Post-Investment Support: Assistance with property management, rental setup, and renewal filings.
Summary
Greece Golden Visa remains one of the most accessible, flexible, and investor-friendly routes to European residency. It offers Schengen mobility, family inclusion, promising real estate returns, and a path (if desired) to eventual naturalization. Recent rule changes have tightened thresholds in some prime zones, so careful property selection and current legal advice are essential. For investors seeking an efficient and relatively affordable European residency option, especially for families Greece Golden Visa is a top contender.