Greek residence permit for pensioners in 2024
Greece’s favourable climate and cultural environment have contributed to its popularity as a retirement destination for several decades. Retirees from Northern Europe have been drawn to the sunny coast, purchasing property here. The older generation enjoys the dry Mediterranean air, clear days and leisurely pace of life, as well as the natural food and Greek culture.
Greeks are known for their friendliness and appreciation of the simple things in life. There is a wealth of social programmes in Greece that cater to the needs of older residents who wish to lead a full and active lifestyle. These programmes provide numerous opportunities for social engagement, allowing older residents to interact with others.
From 81,000 €
Completion in: 2025.I Total of 11 apartments
From 121,000 €
Built in 2024 Total of 6 apartments
From 200,000 €
Built in 2024 Total of 17 apartments
From 310,000 €
Completion in: 2027.III Total of 17 apartments
From 665,000 €
Completion in: 2027.III Total of 10 apartments
From 295,000 €
Completion in: 2027.III Total of 48 apartments
From 250,000 €
Yield 5.0% Completion in: 2026.I
From 725,000 €
Built in 2023 Total of 7 apartments
Greek residence permit for financially independent pensioners
The main criterion for obtaining a residence permit in Greece on the basis of financial independence for a retired person is the availability of a sufficient amount of resources for their own subsistence. The amount is calculated as 2000 euros per month per person. When applying for a residence permit, the applicant may also include family members: spouse and children under the age of 18. In this case, the monthly income should only be increased by 20% for the spouse and 15% for each child.
The source of the income must be abroad. Both active income (e.g. from a business) and passive income (e.g. dividends from shares and securities, deductions from a foreign pension fund) are eligible. Income from renting out property or depositing the required amount in a Greek bank account (from 24,000 euros for one applicant) is also suitable as proof of funds.
If this condition is met, the residence permit is issued for 2 years with the right to renewal upon confirmation of the retention of income. After 5 years in Greece, you can apply for permanent residence, and after 7 years you can apply for Greek citizenship. So, if you have enough money saved up, you can plan to move to the warm Mediterranean coast in your old age, based on your financial independence.
Stages of obtaining a residence permit
There are several stages in the process of obtaining a residence permit:
- Preparation and obtaining a national type D visa. Preparation includes an analysis of potential risks, collection of documents and, if necessary, consultation with a lawyer and Tranio’s visa specialists. This stage ends with the submission of documents to the Greek Consulate and the receipt of a national long-stay visa.
- Obtaining a Greek TIN and opening a bank account in Greece. This stage can be done either in person or remotely with the help of a lawyer in Greece. In the latter case, the lawyer must be given a power of attorney with an apostille from a Greek notary. At this stage, if you wish, you can deposit the required amount (24,000 euros) in your bank account as proof of financial means to apply for a residence permit.
- Applying for a residence permit. To submit documents, you must come to Greece in person and provide your biometric data. The Greek Ministry of Migration and Asylum will issue a certificate of acceptance of the documents. The average response time for this department is 2–3 months.
- Obtaining a residence permit. If the decision is positive, the residence permit must be collected from the Directorate of Residence Permits.
Documents required for obtaining a Greek residence permit
In order to apply for a residence permit in Greece, you will need to provide the following documents:
- Passport valid for the duration of the visa and residence permit and a copy of all its pages;
- Certificate of good conduct;
- Completed application for a residence permit;
- 4 colour photographs (35×45 mm);
- Confirmation of payment of state duty;
- Health insurance policy with an annual cover of at least 30,000 euros, issued by a European insurance company;
- Certificate from a Greek clinic stating the absence of dangerous diseases;
- Proof of legal income outside of Greece in the required amount;
- Statement from an account in a Greek bank;
- Greek TIN;
- Rental agreement;
- Proof of relationship for family members.
All foreign documents must be apostilled and translated by a certified Greek translator before being submitted to the relevant authorities.
Securing your own retirement is a just reward for your hard work and lifetime accomplishments. It is prudent to consider becoming financially independent at a young age by building up a reserve for the future through savings or buying a rental property. Moving to Greece is a wise option as it combines the personal benefits of living in a sunny climate with the security of an EU member state.
Residence permit for pensioners through property investment
Residence by investment is a special programme offered by some EU countries. This Golden Visa allows you to obtain residence in the country after buying a property. To participate in the Greek programme, you must buy a property worth at least 500,000 euros in the municipalities of Athens, Thessaloniki, Santorini and Mykonos, or a property worth 250,000 euros in other municipalities of Greece. The property may not be sold or divided into parts during the period of residence.
The Greece Golden Visa allows you to stay in the country for up to 5 years with the right to extend or obtain permanent residence and citizenship after 7 years of residence.
From 181,000 €
Built in 2023 12 units in total
From 250,000 €
43 units in total
From 405,000 €
Completion in: 2025.II 20 units in total
Price on request
Total area 230 m² Land area: 210 m²
325,000 €
Total area 110 m² 4 bedrooms
Tranio’s team will handle all transaction documentation when purchasing property. We have numerous cases of property acquisitions in Greece.
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Investing in real estate and acquiring a Golden Visa for retirees presents numerous benefits in contrast to alternative residence permit choices:
- Reliable investment in real estate. The buyer gets their own home, not a rented one, which provides comfort without the risks of an unplanned move, which is important for an older person. Permanent residence means gaining social connections and contacts. All important social institutions: pharmacies, supermarkets, cafes, markets, hospitals are located in a familiar and convenient place. Furthermore, if you own a property, there are no rental costs and the value of the property itself may increase in the long term.
- Duration of a residence permit. The Golden Visa is valid for 5 years, which allows you to obtain permanent residence in Greece after this period, or to extend it for the same period. The Golden Visa has a much longer period of validity than a financially independent residence permit, and fewer documents are required when applying.
- Minimum bounce rate. According to statistics, after the purchase of a property, an investment residence permit is granted in almost 100% of cases, while obtaining other types of residence permits involves a more time-consuming process of proving the right to stay in Greece.
Steps to obtain a Golden Visa
The process of obtaining a Golden Visa in Greece consists of the following steps:
- Selecting and purchasing real estate. At this stage, the investor chooses a property in Greece. Tranio’s experts will assist the client with the selection and documentation of the transaction. All stages of the purchase can be completed remotely by issuing a power of attorney to a lawyer in Greece, or you can be present at the registration in person.
- Obtaining a visa to Greece. The procedure for applying for a Greek residence permit requires the investor to be present in person to provide biometric data. For this purpose, it is sufficient to obtain a tourist visa at the Greek consulate.
- Applying for a residence permit. You can apply independently or with the help of a lawyer with an apostilled power of attorney. At this stage, a Greek TIN is issued and a bank account is opened. Documents are submitted to the Greek Ministry of Migration and Asylum and fingerprints are taken. If the documents are submitted through a lawyer, the investor can come separately at a convenient time to submit biometric data. The migration department will then consider the application within 2–3 months.
- Obtaining a Golden Visa. You can obtain a residence permit either on your own or with the help of a lawyer by proxy.
All documents relating to the property purchased must also be attached to the application for a residence permit.
Therefore, by purchasing a property in Greece in order to obtain an investment residence permit at retirement age, you are not only protecting your capital, but also ensuring your own comfort of living and taking a step towards naturalisation and integration into the local Greek community.
Tax benefits for pensioners in Greece
Greece has double tax treaties with 57 countries to avoid or reduce tax liability on cross-border trade and investment. It allows you to pay tax on worldwide income at the place of your main residence: the country where the taxpayer is present for more than 183 days a year.
At the same time, Greece has developed a programme to attract people of retirement age from abroad by reducing the personal income tax rate to 7% for residents of the country. The reduced rate is valid for 10 years from the date of obtaining a residence permit.
Advantages of a Greek residence permit for pensioners
Among the reasons that make Greece an attractive choice for retirement are the country’s openness and willingness to socialise, the strong emphasis on family and home and the richness of Greek culture. Although relocating can be difficult, the hospitable and friendly nature of Greek people and their culture can help newcomers settle in smoothly. Greeks are known for their friendliness and hospitality, which can make it easier for newcomers to feel at home quickly.
From 81,000 €
Completion in: 2025.I Total of 11 apartments
From 121,000 €
Built in 2024 Total of 6 apartments
From 200,000 €
Built in 2024 Total of 17 apartments
From 310,000 €
Completion in: 2027.III Total of 17 apartments
From 665,000 €
Completion in: 2027.III Total of 10 apartments
From 295,000 €
Completion in: 2027.III Total of 48 apartments
From 250,000 €
Yield 5.0% Completion in: 2026.I
From 725,000 €
Built in 2023 Total of 7 apartments
When discussing the benefits of obtaining a Greek residence permit, there are several key advantages to consider:
- Quality medicine. Greece has numerous developed public and private hospitals. The state system covers part of the cost of treatment. The hospitals have all the necessary medical equipment.
- Greek cuisine. Greek cuisine is known throughout the world for its variety of natural products. The main diet consists of vegetable and meat dishes, olive oil and fresh cheeses.
- Benefits for pensioners in the museums in EU countries. If you have a residence permit in Greece, you can move freely within the EU. Cultural centres such as museums, theatres and sporting arenas in many countries have special offers for older people. Exhibitions can often be visited free of charge or as part of special pensioner programmes.
- Unhindered travel within EU borders. A residence permit allows you to reduce the time you spend travelling between countries and to cross many borders that are closed to holders of tourist visas.
- Low property maintenance costs. Greek property often requires lower maintenance costs than in northern and western EU countries. It will not be difficult to find inexpensive but high quality cleaning and other services from local companies. In old age, it is particularly important to be able to get domestic help as quickly as possible.
- Social organisations for pensioners. In Greece, there is a special society, the KAPI organisation, which organises leisure activities for people over the age of 60: trips to historical sites, visits to museums and concerts.
One of the benefits of obtaining a Greek residence permit is the welcoming Greek culture, which makes it easy for retirees to integrate into local society. The country’s well-organised social life, combined with its warm climate and healthy food, provides a suitable environment for maintaining good health and a positive emotional state. This can help older people to live longer and happier lives, as they can enjoy the beauty and hospitality of Greece while finding social connections and community.
To obtain a residence permit either as a financially independent person or through property investment for yourself or for your retired parents, please contact Tranio’s managers. We will quickly select the most suitable option for you.
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