Greece Golden Visa – The Complete Guide

Introduction

The Greece Golden Visa has become one of the most sought-after residency-by-investment programs in Europe. Launched in 2013, it offers international investors and their families a straightforward pathway to European residency through strategic property investment or other approved financial routes. For many, it is not simply about acquiring a residency permit — it represents an opportunity to secure a second home, diversify investments, and open doors to global mobility.

Greece’s Golden Visa is especially attractive for those seeking to combine lifestyle with investment. Imagine owning a luxury villa on the Athens Riviera, a boutique hotel on a cosmopolitan island, or a stylish apartment in the heart of historic Athens. Beyond the financial appeal, residency brings the ability to enjoy Greece’s rich culture, world-class cuisine, Mediterranean climate, and seamless access to the rest of Europe.

At Divine Estate, we understand that acquiring Greek residency by investment is both a personal and financial milestone. Our role is to guide discerning clients through each stage with precision, discretion, and an unwavering commitment to excellence. From selecting the ideal property to navigating legal requirements, we ensure the process of obtaining the Greece Golden Visa is smooth, transparent, and aligned with your long-term vision.

What is the Greece Golden Visa?

The Greece Golden Visa is a residency-by-investment program that grants non-EU/EEA nationals and their families the right to live in Greece when they make a qualifying investment. It is most commonly achieved through the purchase of golden visa Greece real estate, though additional investment routes exist.

Key characteristics:

• Residency permit validity: 5 years, renewable indefinitely.

• Investment threshold: minimum €250,000 or €500,000 depending on property location.

• Eligible properties: residential, commercial, or a combination of both.

• Ownership flexibility: investments can be made individually or via a legal entity wholly owned by the applicant.

It is important to note that the Golden Visa does not automatically grant citizenship. However, after seven years of continuous residency, investors may apply for naturalization — commonly referred to as Greece citizenship by investment, though technically it is acquired through long-term residency and integration.

The program has gained significant traction because of its flexibility, low physical presence requirements, and access to one of Europe’s most historically rich and geographically diverse nations.

Benefits of the Greece Golden Visa

The appeal of the Greece Golden Visa lies in the unique combination of financial advantages, lifestyle benefits, and long-term opportunities. Below is a detailed look at its key benefits:

1. European Residency and Mobility

• Grants residency in Greece with the right to live, work, and study.

• Enables visa-free travel to all 29 countries in the Schengen Zone.

• Provides mobility for business professionals and families seeking global access.

2. Family Inclusion

• Covers spouse or registered partner.

• Includes children up to 21 years of age (renewable up to 24).

• Extends to dependent parents of both investor and spouse.
  This makes the Greece residency by buying property route particularly appealing for families.

3. Flexible Living Requirements

• No obligation to reside in Greece full-time.

• Residency can be maintained with no minimum stay, making it ideal for global citizens who travel frequently.

4. Investment Appeal

• Access to prime luxury property for sale in Greece, from villas on Mykonos to apartments in Athens.

• Opportunity to generate rental income from real estate, especially in tourist hotspots.

• Portfolio diversification in a growing European market.

5. Stability and Security

• Residency in a safe EU country with political and economic stability.

• Access to high-quality healthcare and education systems.

• Ability to eventually apply for Greek citizenship by investment through naturalization after seven years.

6. Cost Efficiency

• One of the lowest investment thresholds in Europe.

• Renewal every 5 years with no increase in investment required as long as the property is maintained.

In summary, the Greece Golden Visa program combines financial opportunity, family security, and lifestyle enhancement, making it one of the most compelling residency options worldwide.

Who is Eligible for the Greece Golden Visa?

The Greece Golden Visa program was designed to be inclusive yet regulated, ensuring that applicants meet the standards of transparency and integrity. To qualify, you must meet the following conditions:

• Nationality: Be a non-EU, non-EEA, and non-Swiss citizen.

• Age: Be at least 18 years old at the time of application.

• Criminal Record: Have a clean criminal background in both your home country and Greece.

• Investment: Commit to a qualifying investment in golden visa Greece real estate or other approved financial instruments.

• Health Insurance: Hold valid health insurance covering yourself and all family members included in the application.

• Financial Standing: Demonstrate legal source of funds for the investment.

Eligible Family Members

The program allows you to include immediate family members under one application, making it one of the most family-friendly residency schemes in Europe:

• Your spouse or registered partner.

• Children under 21 (extendable to 24 if still dependent).

• Dependent parents (both yours and your spouse’s).

This means that with one qualifying investment, your entire family can enjoy the benefits of Greek residency by investment, including access to healthcare, education, and visa-free Schengen travel.

Investment Options for the Greece Golden Visa

While there are multiple investment routes, the real estate pathway remains the most popular and practical. Below, we outline the available options.

1. Real Estate Investment (Most Popular)

The most common route to the Golden Visa is through purchasing property in Greece.

• Minimum Investment Thresholds:

  • €250,000 in most regions of Greece.

  • €500,000 in designated high-demand areas, including central Athens, Thessaloniki, Mykonos, and Santorini.

• Eligible Property Types:

  • •  

    • Residential: apartments, houses, and luxury villas.

    • Commercial: hotels, resorts, offices, retail.

  • Investors may buy one or multiple properties to meet the threshold in eligible zones.

• Ownership Rules:

  • Property can be purchased in your name or through a company fully owned by you.

  • Joint ownership is permitted if each investor contributes at least €250,000.

• Rental Income:

  • Properties can be rented out short-term or long-term, offering strong potential returns in Greece’s tourism-driven market.

This makes golden visa Greece real estate not only a residency route but also a profitable investment opportunity.

2. Capital Investment Options

While less common than real estate, the following alternatives also qualify for the Golden Visa:

• €400,000 in Greek Government Bonds: Secure but lower-yield investment.

• €400,000 in Shares or Bonds of Greek Companies: For those seeking corporate exposure.

• €400,000 in Greek Bank Deposit: A straightforward option but currently less popular due to low interest rates.

These financial routes attract investors seeking diversification, though most applicants still favor real estate for its lifestyle and rental yield benefits.

3. Special Considerations

• Commercial Properties: Investments in hotels and offices are fully eligible, making Greece attractive for those seeking Greece citizenship by investment via strategic business assets.

• Land Purchases: In some cases, land purchases for development may qualify, provided the total investment threshold is met.

• Property Under Construction: Eligible as long as the contract is signed, funds are transferred, and the purchase meets Golden Visa requirements.

Why Most Investors Choose Real Estate

While Greece offers alternative investment options, real estate remains the most compelling choice because:

• It provides both residency rights and tangible assets.

• Investors benefit from rising property values, especially in Athens and island destinations.

• Properties can generate strong rental yields from Greece’s booming tourism sector.

• Greece has one of the most competitive entry thresholds compared to other EU residency programs.

For discerning buyers, this means the Golden Visa can be achieved while also acquiring a prime residence or a portfolio of luxury homes and commercial properties for sale in Greece.

Step-by-Step Guide to Obtaining the Greece Golden Visa

At Divine Estate, we ensure that every stage of the Greece Golden Visa application is seamless and transparent. The process typically takes 3–6 months from start to finish, depending on property selection and documentation readiness. Below is a detailed roadmap.

Step 1: Initial Consultation & Planning (1–2 weeks)

• Define your investment objectives — lifestyle property, holiday home, or golden visa Greece real estate purely for investment.

• Set a budget and decide between €250,000 or €500,000 investment zones.

• Engage legal and property advisors to prepare for the process.

Step 2: Property Selection & Reservation (2–4 weeks)

• View a curated portfolio of luxury homes, villas, commercial properties, and apartments.

• Conduct preliminary due diligence on shortlisted properties.

• Reserve the property by signing a reservation agreement and placing a deposit (typically 10%).

Step 3: Legal Due Diligence & Contract Signing (2–4 weeks)

• Appoint a local lawyer (mandatory under Greek law).

• Title search and verification of ownership.

• Review and sign the purchase contract before a notary.

Step 4: Transfer of Funds & Registration (1–2 weeks)

• Transfer funds from abroad to a Greek bank account.

• Pay the full purchase price and applicable taxes.

• Register the property with the Hellenic Land Registry.

Step 5: Collecting Required Documentation (1–2 weeks)

• Gather supporting documents (see checklist below).

• Ensure all documents are officially translated into Greek.

Step 6: Application Submission (1–2 weeks)

• Submit Golden Visa application to the local immigration office.

• File includes property documents, proof of funds, and family documents.

• Temporary residency permit may be issued while application is pending.

Step 7: Biometrics Appointment (within 6 months)

• Applicants must attend a biometrics appointment in Greece.

• Submit fingerprints, photographs, and signatures.

Step 8: Residency Permit Issuance (2–3 months)

• Residency card issued, valid for 5 years.

• Renewable indefinitely as long as the investment is maintained.

Documentation Checklist

Applying for the Greece Golden Visa requires careful preparation of supporting documents. Below is a comprehensive checklist:

Personal Documents

• Valid passport (minimum 2 years validity).

• Recent passport-sized photographs (per Greek standards).

• Birth certificate (for applicant and dependents).

• Marriage certificate (if applicable).

• Criminal record certificate from home country.

• Proof of health insurance valid in Greece.

Investment Documents

• Property purchase contract, signed before a notary.

• Proof of property registration at the Land Registry.

• Proof of payment (bank receipts).

• Tax clearance certificates (if applicable).

Family Member Documents

• Passports for all dependents.

• Birth certificates for children.

• Proof of dependency for children aged 21–24.

• Birth certificates of parents (if included).

Translation & Authentication

• All documents must be officially translated into Greek.

• Apostille or consular legalization required for documents issued abroad.

Estimated Timeline

• Preparation & Planning: 1–2 weeks

• Property Selection & Reservation: 2–4 weeks

• Legal Due Diligence & Contract: 2–4 weeks

• Funds Transfer & Registration: 1–2 weeks

• Document Collection & Application: 1–2 weeks

• Biometrics & Residency Card: 2–3 months

Total Duration: approx. 3–6 months from property selection to receiving the residency permit.

Family Inclusion under the Greece Golden Visa

One of the main reasons the Greece Golden Visa stands out among global residency programs is its family-friendly framework. With one qualifying investment, multiple generations of your family can benefit from Greek residency by investment.

Who Can Be Included?

• Spouse or Registered Partner – legally married spouses or partners in a civil union agreement.

• Children – unmarried children under 21 years old.

  • Renewal allows coverage up to age 24 if they remain financially dependent and enrolled in education.

• Dependent Parents – both the applicant’s and the spouse’s parents are eligible.

This inclusive structure makes the Golden Visa especially appealing to families seeking not only mobility and security but also access to Greece’s healthcare, education, and lifestyle benefits.

Costs Involved in the Greece Golden Visa

While the property investment threshold is the central cost, applicants should also account for additional taxes and administrative fees. Below is a detailed overview:

1. Property Investment

• €250,000 minimum investment in most regions.

• €500,000 minimum investment in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini).

2. Property-Related Taxes & Fees

• Transfer Tax: 3% of the property’s assessed value (unless VAT applies).

• VAT: 24% (only applicable on newly built properties, though exemptions exist for certain developments).

• Notary Fees: approx. 1% of property value.

• Land Registry Fees: 0.5%–0.7% of property value.

3. Government Fees

• Application Fee: €2,000 per main applicant.

• Family Member Fee: €150 per dependent included.

• Biometric Issuance Fee: €16 per residency card.

4. Legal and Professional Fees

• Lawyer Fees: typically €5,000–€10,000 depending on complexity.

• Translation & Certification Costs: vary depending on number of documents.

• Annual Property Tax (ENFIA): based on property size, location, and value.

Example Total Cost (Athens apartment, €500,000 value):

• Purchase Price: €500,000

• Taxes & Fees: ~€20,000–€25,000

• Government Fees: ~€2,500 for family of four

• Legal & Miscellaneous: €7,000–€10,000
  Total: ~€530,000–€540,000

Renewal of the Greece Golden Visa

The Golden Visa is valid for 5 years and can be renewed indefinitely, provided that the qualifying investment is maintained.

Renewal Conditions

• Still own the qualifying property or maintain the investment.

• Continue holding valid health insurance in Greece.

• Dependents may continue under the permit if they remain eligible.

Key Advantage

Unlike some residency-by-investment programs, Greece does not require applicants to live in the country to maintain or renew their residency. This flexibility makes the Golden Visa a top choice for global investors who want residency benefits without relocation obligations.

Pathway to Greece Citizenship by Investment

While the Greece Golden Visa itself grants residency rather than citizenship, it can become a stepping stone toward a Greek passport — one of the most powerful in the world, offering visa-free or visa-on-arrival access to over 190 countries.

Residency to Citizenship Timeline

• Golden Visa Residency: Granted immediately after investment and approval.

• Permanent Residency Renewal: Renewable every 5 years as long as the qualifying investment is maintained.

• Citizenship Eligibility: After 7 years of continuous residency, investors may apply for naturalization.

Requirements for Citizenship

To obtain Greece citizenship by investment through naturalization, applicants must:

1. Reside in Greece for at least 7 consecutive years.

2. Demonstrate genuine ties to Greece, such as property ownership, local business activity, or integration into society.

3. Pass a Greek language and civics exam, proving knowledge of Greek history, culture, and society.

4. Have a clean criminal record and good character.

Key Distinction

• The Golden Visa itself is a residency program, not a direct citizenship program.

• Citizenship is possible, but only through the naturalization route, which requires time and integration.

For families who plan to make Greece their long-term base, this pathway offers the potential to secure full EU citizenship and all the rights that come with it.

Why Invest in Greek Real Estate for the Golden Visa?

Real estate is not just the most popular route to residency — it is also an exceptional investment opportunity in its own right.

1. Competitive Entry Threshold

• At €250,000–€500,000, Greece’s minimum investment is among the lowest in Europe compared to Portugal or Spain.

• Enables access to EU residency at a more favorable price point while still offering prime locations.

2. Strong Tourism Market

• Greece attracts over 30 million visitors annually, making rental yields on holiday homes, villas, and hotels particularly attractive.

• Short-term rentals in Athens, Santorini, and Mykonos command premium prices.

3. Lifestyle Appeal

• Beyond financial returns, investors enjoy the Mediterranean lifestyle: beaches, culture, cuisine, and year-round sunshine.

• Properties double as both investment assets and personal retreats.

4. Property Value Growth

• The Greek real estate market has seen steady growth since the financial recovery, with rising demand in both urban centers and island destinations.

• Limited supply of luxury properties ensures long-term appreciation.

5. Diverse Property Options

• Luxury Homes and Villas: Perfect for personal use and vacation rentals.

• Apartments in Athens: Popular with investors seeking year-round rental demand.

• Commercial Properties: Hotels, resorts, and offices qualify for the program, providing business as well as residency opportunities.

6. Secure Legal Framework

• Property ownership in Greece is safeguarded by a transparent legal system.

• Divine Estate ensures all transactions undergo strict due diligence to protect investors.

Highlight

Choosing golden visa Greece real estate means securing not only European residency but also a tangible asset that combines lifestyle, profitability, and long-term stability. For discerning investors, this dual advantage makes real estate the preferred pathway.

How Divine Estate Can Help You

At Divine Estate, we provide more than just property listings — we deliver a complete, personalized service for investors seeking Greek residency by investment.

Our expertise includes:

• Exclusive Portfolio: Curated selection of luxury homes, villas, and commercial properties for sale in Greece tailored to Golden Visa investors.

• Legal Guidance: Collaboration with trusted legal partners to ensure all due diligence, contracts, and applications meet official requirements.

• Tailored Advice: We listen to your goals — whether lifestyle, rental income, or long-term citizenship — and guide you accordingly.

• End-to-End Support: From initial consultation to property acquisition and residency card issuance, our approach is discreet, seamless, and efficient.

• Ongoing Assistance: Even after obtaining your residency, we provide continued support in resale and reinvestment.

For high-net-worth individuals and families, this means peace of mind — knowing that every step of the Golden Visa process is handled with precision and discretion.

Conclusion

The Greece Golden Visa is more than a residency program — it is a gateway to opportunity, lifestyle, and investment. With one of the lowest entry thresholds in Europe, family-friendly terms, and access to the Schengen Zone, it remains one of the most compelling residency-by-investment schemes worldwide.

Through the program, investors secure not only European residency but also access to Greece’s thriving real estate market, whether through luxury homes, villas, or commercial properties. Over time, the Golden Visa can also pave the way toward Greece citizenship by investment through naturalization, creating a legacy of security and opportunity for future generations.

At Divine Estate, our mission is to connect discerning investors with exceptional properties and provide expert guidance throughout the residency journey. From your first consultation to holding your residency permit — and beyond — we are committed to excellence, confidentiality, and personalized service.

If you are considering the Greece Golden Visa, explore our portfolio of exclusive properties or contact our team for a private consultation. Let us open the door to your next chapter in Greece.