UPD • 15 July 2025
Greece
Visa

Greece Golden Visa Guide 2025

With a minimum investment of 250,000 euros per family and one of the lowest visa-rejection rates, the Greek Golden Visa remains one of the most accessible and reliable residency-by-investment programmes in the EU. This article explains how the Golden Visa programme works and explores the benefits for investors.

Golden Visa Greece
Julia Samsonova

Writer of articles on real estate
in Greece, Turkey, Hungary, and Portugal

Mikhail Bulanov
Mikhail Bulanov Verified by

Co-founder and Managing Partner at Tranio,
an expert in real-estate investment

Greece Golden Visa
Guide 2025

The Greek Golden Visa is a unique residence permit issued through an investment scheme run by the government.

It's termed 'golden' because it provides several benefits compared to the standard naturalisation process. The key advantage is the swift and assured acquisition of a residence permit, if all programme requirements are met.

The holders of a Greek Golden Visa do not have to live in Greece or pass a Greek language exam. Greek Golden Visa is extended once every five years as long as the investor maintains the property and still wants to be a resident.

Greece Golden Visa — At a Glance

Residence permit for the whole family.

The right to stay legitimately in Greece for unlimited time.

Personal and commercial access to European banks.

Access to education and healthcare services in Greece.

The right to legally stay in Schengen countries for up to 90 days in a 6-month period without gaining tax residency.

4–6% rental income per annum if your real property is rented out.

A permanent resident may apply for citizenship after 7 years of permanent stay (conditions are assessed on a case‑by‑case basis).

Applications can include up to 10 people, making it ideal for large families.

Greece has a 24% VAT exemption on primary market property purchases and no capital gains tax on property sales.

Inheritance tax rates range from 1% to 40%, with a tax-free threshold of €150,000 per person.

Greece Golden Visa Changes

Originally, the minimum real estate investment required was 250,000 euros. In August 2023, it increased to 500,000 euros for prime areas such as Athens, Thessaloniki, Mykonos, and Santorini. According to Law 5100/2024, from 31 August 2024, the programme introduced a zone-based system with new, higher thresholds.

Greece Golden Visa

New Rules for Property Investment

The minimum investment threshold for purchasing real estate for a residence permit is 250,000 euros.

Get the Property Selection

€800k areas: Attica, Thessaloniki, Mykonos, Santorini, islands >3,100

Attica (including Piraeus and most of the capital region), Thessaloniki, Mykonos, Santorini, and other islands with a population of over 3,100 inhabitants.

€400k areas — single property ≥120 m² rule

Which are less popular locations. In these cases, investors may only purchase a single property with an area of 120 m² or more.

€250k specialised real estate investment (conversion/restoration)

For properties converted from commercial to residential use or for the restoration of buildings of historical or cultural significance. Such projects are few in Greece, so it is important to choose a developer carefully.

Greece Golden Visa Map: Investment Thresholds

Greece Golden Visa Investment Thresholds Map

Economic Impact and Trends

The Greek Golden Visa programme has stimulated the real estate market, becoming a catalyst for growth in related sectors such as construction, banking, and tourism.

Despite tighter conditions and higher minimum investment thresholds, demand remains steady. The changes introduced have sparked a wave of applications from investors and broadened interest in alternative investment areas such as renovation projects.

In the context of similar schemes being closed in other EU countries, the Greek Golden Visa remains competitive and continues to attract capital, contributing to regional and urban development.

Greece vs Portugal vs Hungary: Which Golden Visa Programme Fits Your Goals?

Feature Greece Portugal Hungary
Minimum investment €250,000–€800,000* €500,000** €250,000***
Required physical presence Not required; must maintain the investment Minimum of 7 days/year Not required; must maintain the investment
Visa duration 5 + 5 2 + 2 10 + 10
Family inclusion Spouse, children, parents Spouse, children, parents Spouse, children, parents
Path to citizenship 7 years 5 years 8 years
Application process Remote via power of attorney; biometrics required once Requires periodic in-country presence Remote possible; property verification and biometrics required
Footnotes:
*
From August 2024, Greece changed the thresholds: €250,000 for renovation/conversion projects, €400,000 outside major cities, €800,000 in premium locations (Athens, Santorini, Mykonos, etc.).
**
Portugal's investment in funds starts at €500,000, with no real-estate option.
***
Hungary's route starts at €250,000 which is available for investment in funds, with no real-estate option.

Comparison

Unique and Most Affordable

The Greece Golden Visa programme for purchasing real estate in Greece remains the most accessible and attractive in Europe. There is currently a trend towards closing Golden Visa schemes. Spain cancelled it in 2025. Portugal and Hungary have excluded the option of investing in real estate, while their minimum investment thresholds were higher than in Greece — from 500,000 euros.

Fast and Simple Process

Greece's programme is known for its relatively fast processing times and low rejection rates. The entire process, including purchasing and obtaining the visa, can be completed by a lawyer. You only need to visit Greece at the final stage to provide your fingerprints.

Athens Property Prices Lower Than in Other Capitals

Athens is the primary destination for investment in Greece. According to Numbeo, the price per square metre in Athens is lower than in other popular European capitals. For comparison, the average price per square metre in the city centre is 3,280 euros, which is 50–75% cheaper than in the capitals of Portugal, France, and Spain. Meanwhile, prices are rising, with property in Athens increasing by 63% over the past five years.

The city continues to show strong growth potential, supported by economic recovery, increasing tourism, foreign direct investment, and the Golden Visa programme.

How to successfully obtain a Greek residence permit by purchasing a property?

Here is our free guide to taxes, high-yield, profitable locations, and the latest requirement and scurrent conditions

Download Our Free Guide

Greece Golden Visa Tax Benefits

Non-Dom Tax Regime

Instead of a progressive rate, wealthy foreigners pay a fixed tax of 100,000 euros per year for up to 15 years, which fully covers their tax obligations on worldwide income from foreign sources. An additional payment of 20,000 euros is required for each additional family member.

Double Taxation Treaties

Greece has agreements with 58 countries, including the United States, the United Kingdom, Germany, France, and China. These treaties prevent the double taxation of dividends, interest, and royalties and reduce withholding tax rates to 5–15%.

Income Tax Requirements

The tax on income from employment or entrepreneurial activities is progressive:

Up to €10,000: 9%
€10,001–€20,000: 22%
€20,001–€30,000: 28%
€30,001–€40,000: 36%
Over €40,000: 44%

Residents are taxed on all worldwide income, while non-residents are only taxed on income from Greek sources.

Inheritance and Gift Taxes

The rates depend on the degree of kinship and the value of the property. Greece is one of the few European countries with a low rate of 1% for immediate family members. For distant relatives, the maximum rate is 40%.

Alternative Rate for Pensioners

The main benefit is a reduced income tax rate of 7% on pensions and other income from foreign sources.

Tax Residency vs. Simple Residency

You are granted tax residency status if you plan to live in Greece for more than 183 days a year. In this case, all worldwide income is taxable. With simple residency, only income from Greek sources is taxable.

Property and Rental Taxes

The annual ENFIA property tax is calculated based on the size, location, and age of the property and ranges from 2 to 16 euros per square metre.

When purchasing real estate, the buyer pays 3.09% of the property's value: 3% for the transfer of ownership and 0.09% for the municipal tax.

Rental income is taxed at the following rates: up to €12,000: 15%; €12,001–€35,000: 35%; over €35,000: 45%.

Limitations & Common Mistakes in the Golden Visa Programme

Short-term rentals: local rules & registration (long-term only)

Properties used for the Golden Visa must be rented out only on a long-term basis. Using them for Airbnb or other short-term rentals violates the residency rules and can result in the revocation of residence permits.

120 m² rule

Under the updated 2024 regulations, an investor must purchase a single property of at least 120 sq. metres. Splitting the investment between several smaller units is no longer allowed.

183+ days → tax residence

If you spend more than 183 days per year in Greece, you become a tax resident, which means your global income becomes subject to Greek taxation. Non-residents pay tax only on income earned in Greece.

Financing and mortgage use

The investment must be made in full and from the applicant's own funds. Mortgages or third-party loans secured on the same property do not count towards eligibility.

Maintaining the investment

Selling the property resets the residency period to zero.

Investment Options Beyond Real Estate

While property purchases remain the most popular route under the Greek Golden Visa programme, several alternative investment options are also available. These are suitable for investors seeking portfolio diversification — though some categories, unlike real estate, may require a D-visa for initial entry and due diligence.

Government Bonds

Investors can purchase Greek government bonds worth 500,000 euros, which must be held for at least three years. These can be acquired through Greek banks or brokers. This option is suitable for conservative investors who prefer low-risk, fixed-income instruments.

Corporate Shares and Bonds

Investing 800,000 euros or more in the shares or bonds of Greek companies also entitles investors to a residence permit. This option is designed for investors who are prepared for higher volatility and potentially higher returns.

Investment Funds

The minimum investment is 350,000 euros. You can invest in units or shares of investment funds focused on Greek assets, such as stocks, corporate and government bonds, and real estate. The minimum holding period is five years.

Greece Golden Visa by Bank Deposit

You can make a deposit of 500,000 euros in a Greek bank for a minimum period of one year, with automatic renewal. This option is straightforward to arrange and carries low risk.

Hotel Lease Agreements

Investors can enter into a lease agreement for a hotel or apartment of at least 400,000 euros, with a term of at least ten years. The rent is paid in a lump sum, and the property must be registered with the Greek National Tourism Organisation.

Greece Golden Visa by Startup Investment

In 2024, the Greek minister announced plans to allow investments of at least 250,000 euros in Greek start-ups selected by national accelerators or venture capital funds.

Elvira Gracheva
Elvira Gracheva Head of Sales at Tranio Europe

Our projects are licensed for permanent residence — something only a handful of developers in Greece can offer

Greece Golden Visa Documents for Applications

Eligibility & Required Documents

Eligibility criteria

Personal reputation: a clean criminal record and proof of legitimate funds sufficient to open an account with a Greek bank.

Be over 18 years of age.

Minimum level of health insurance cover.

Payment of all applicable taxes and levies.

Full payment of property taxes and government fees.

Required documents

Foreign passport with copies of all pages.

Birth certificate.

Marriage certificate (if applicable).

Two copies of the residence permit application form.

Four colour photographs (35×45 mm).

Proof of the nature of the investment.

Greek Tax Identification Number (TIN).

Receipt for payment of the government fee for a Greek residence permit.

Documents verifying family relationships (for dependants).

Health insurance meeting European standards.

AML/KYC & proof of funds (may require additional documents)

Applicants must verify the lawful origin of their funds and comply with AML/KYC requirements. The authorities may request additional documents depending on the applicant's profile.

Family proof (cohabitation, parents of both spouses, children aged 21/24)

Include evidence for family members who will join the application:

Cohabiting partners.

Parents of both spouses.

Children.

This ensures that the residence permits cover the entire family and supports the pathway to five-year renewal and to seven-year citizenship eligibility.

Step-by-Step: How to Apply for the Greece Golden Visa

Property selection

Define your selection criteria. The timing of property selection largely depends on the specifics of your request: the more complex your request, the more time it may require.

Preliminary due diligence & power of attorney

A buyer can visit Greece to see the properties or request online viewings. A power of attorney should be issued to the lawyer conducting the transaction remotely. For fund or deposit investments, a D-visa may be required; for property purchases, a tourist visa is usually sufficient. Before concluding a preliminary agreement, the lawyer checks the seller's certificate of ownership, possible encumbrances, or tax debts.

Getting a Greek TIN

Obtain a Tax Identification Number (TIN), which is required for property transactions and the Golden Visa application.

Purchasing property & registration

When the review has been completed, the lawyer drafts the master sale and purchase agreement. A few days before execution, the investor should transfer funds to the lawyer's account to cover the taxes. The master sale and purchase agreement can be signed in person or by the lawyer. The investor must complete the transaction payments.

Submitting the application & paying the application fee

After completion of the purchase, the lawyer submits documents for a residence permit. The list of documents is tailored to each applicant and is compiled by the lawyer. Within 2–3 business days of the documents' submission, a temporary card for living and arrival in the country is issued for 1 year, allowing you to stay in Greece and to cross the border.

Biometrics within 6 months; residence permits issued (5 years)

For a temporary residence permit, it is necessary to arrive in Greece within 6 months (in coordination with the lawyer) for fingerprinting. This procedure is mandatory for all family members included in the application, except for children under 6 years of age. A few months after the fingerprinting procedure, the residence permit card will be ready. The lawyer can collect it under a power of attorney and send it to the applicant by international courier service.

Details to Consider When Buying Real Estate

Location

For example, Athens is considered the most sought-after destination to invest in the Greek Golden Visa. It is the centre of the country's business and cultural life and features well-developed infrastructure and high rental demand. Resort areas such as Crete, Halkidiki, and the Athens Riviera attract investors with their picturesque landscapes and strong tourist activity.

Due Diligence

Mandatory legal review: A lawyer will carefully study the property's history, checking ownership rights, the presence of encumbrances, tax and utility debts, and analysing the market value and legal purity of the transaction.

The Role of the Notary

The notary certifies the purchase agreement, verifies the authenticity of all documents and explains the rights and obligations of the parties. They then register the transfer of ownership in the state register. Only once these procedures have been completed does the buyer become the property's full owner.

Additional Costs

These include property transfer taxes, notary and legal fees, state charges, and document translation costs. These typically amount to 8–12% of the property's value, so it is best to factor them into your purchase budget in advance.

Golden Visa Cost: Total Pricing by Family Scenario

Single applicant — pricing & government charges

Transfer of ownership fee (3.09%): €7,725

Lawyer (1.5% + 24% VAT): €4,650

Notary (1.5% + 24% VAT): €4,650

Registration fee (0.7%): €1,750

Government fee for the main applicant: €2,016

Legal services for the main applicant (€2,000 + 24% VAT): €2,480

Insurance: €180–€600, depending on personal preference

Photo: €30

Residence card issuance: €16 per card

Sample total: approximately €273,000 (for a €250,000 property)

Couple / family with parents — what changes

Additional family members: each parent/child increases the registration and government fees.

Extra medical insurance: €180–€600 per person per year.

Residence cards: €16 per person.

No change in property purchase tax unless additional property is acquired.

Sample total: approximately €285,000 for a family of four (single property €250,000)

Disclaimer: All fees, taxes, and costs are indicative and may change depending on legislation, property location, and individual circumstances. Always verify current rates with your lawyer or financial adviser before applying.

Family & Dependants under the Greek Golden Visa

Special provisions apply to parents of spouses

Both your parents and your spouse's parents can be included. To do this, you will need documents confirming kinship, such as birth and marriage certificates.

Unregistered partners

Inclusion is only possible if there is an official cohabitation agreement in place. Simply living together does not entitle you to a residence permit.

Family member categories:

Spouses.

Unregistered partners. Inclusion is only possible if there is an official cohabitation agreement in place. Simply living together does not entitle you to a residence permit.

Children under 21 years of age.

Children under 24 years of age who are financially dependent and have no income of their own.

Children with disabilities, regardless of age.

Parents of the investor and their spouse.

Children aged 21/24: additional investment

Investors' children can extend their residence permit until they turn 24 if they are students. The investor can purchase an additional property and register it in the child's name. This can be done as soon as the child turns 18. In this way, the child will be considered the main investor, and the residence permit will no longer depend on age.

Renewal every 5 years; residence cards for the parents of both spouses

Residence cards can be extended for the main applicant and can include the parents of both spouses, providing full family coverage without age restrictions.

Documents required for each category:

Marriage/cohabitation certificates.

Birth certificates of children.

Documents confirming financial dependence (for children over 21 years of age).

Documents confirming disability (if necessary).

Birth certificates of parents and marriage certificates.

Tranio Legal, Greece

The documents to be submitted depend on the official accepting them; we prepare a comprehensive set of documents to be ready for potential requests

Greece Golden Visa Citizenship Requirements

It is advisable for investors to obtain Greek citizenship by the Golden Visa if they intend to sell their real estate or complete their investment. Otherwise, the residence permit will be revoked and citizenship will not be granted.

A minimum of 7 years of legal and continuous residence in Greece.

No history of violating the law or receiving administrative fines.

No cases of deportation from Greece.

Greece Golden Visa Renewal

The investment must be maintained.

Documents for renewal: an extract from the property register, a bank statement, family documents.

Personal presence is not required — it can be done by a power of attorney through a lawyer.

The average application processing time is 3 months.

Exclusive Golden Visa Apartments in Athens, Greece, by Tranio Hellas

Guaranteed return of 3% over 4 years

View the Project

Market Snapshot (Prices, Applications) — with Sources

Since its launch in 2014, the programme has issued more than 30,000 residence permits to main applicants and their families.

According to the report published in December 2024 by the Greek Ministry of Migration, a record 9,289 new applications were registered in 2024, which is 9.58% more than in 2023.

Golden Visa Applications by Investor Country

Dynamics in 2025

The programme continues to show steady growth this year. In the first half of 2025, Greece received 4,453 new applications for a Golden Visa and 570 applications for renewal.

The number of new investors increased by 9.87% compared to January–June 2024 and by 6.2% compared to the same period in 2023.

In the long term, growth is more noticeable: compared to the first half of 2022, the flow of new applications increased almost fourfold (by 287.9%).

Most investors choose Athens and the Attica region, which account for 80% of all applications.

Golden Visa Applications Chart - Dynamics in H1 2025

Investors by Country

Investors from China lead the way, accounting for 39% of all applications from foreign nationals. They are followed by investors from Turkey (26%). Investors from Israel, the United States, Lebanon, the United Kingdom, and Iran have also shown interest in the programme.

Property Price Growth Index in Greece

Property Price Growth Index for Greece

Property Price Growth Index in Greece

Source: Tradingeconomics, Bank of Greece

Why Tranio (Athens Team) & How We Work

Own experts in Athens

In 2017, we established an office in Greece as Tranio Hellas, a developer, giving us a strong presence in the Athens market. We have built a solid reputation and work closely with local partners, including developers, agencies, and legal experts.

Own apartments with guarantees

Tranio not only offers clients property from trusted partners but also develops its own high-quality projects. We have extensive experience in developing and renovating residential buildings.

Own management company

We operate our own property management company. If an investor buys an apartment to rent out, we handle all aspects of rental management, including tenant relations.

Legal support

Tranio turnkey service: we select a suitable property, build housing in Greece ourselves, manage rentals in completed projects, open bank accounts, arrange residence permits for the whole family and passports of another country if Greece Golden Visa is unavailable in your location.

Client Stories & Qualifying Properties

  • Choosing Tranio's One-Stop Shop Service

    Gounari project - exclusive green neighbourhood of Athens

    Learn why an investor purchased an apartment in our Gounari project, in an exclusive green neighbourhood of Athens.

    Read Article
  • Obtaining a Residence Permit in 5 Months under the New Rules

    Southern Athens apartment from our partner developer

    A story describing how a client purchased an apartment in southern Athens from our partner developer.

    Read Article

Choose Residential Units in Profitable Locations

  • Apartments in central Athens with guaranteed yield of 3%

    Apartments in central Athens with a guaranteed yield of 3%

    Situated in the centre of the Greek capital, near 2 large universities.

    Guaranteed yield of 3% for 4 years.

    Learn More
  • New apartments in Kallithea with sea views

    New apartments in Kallithea with sea views

    Located between the Athenian Riviera and the lively centre of Kallithea, 500 m from the Stavros Niarchos Foundation Park and Cultural Center.

    Learn More
  • Furnished apartments with swimming pool in southern Athens

    Furnished apartments with a swimming pool in southern Athens

    Located in a fast-growing area of Athens, just a 10-minute walk from the Ellinikon. Experience Park and a 10-minute drive from the beaches.

    Learn More

Client Reviews (Testimonials)

Elif:

I recommend Tranio and personally Alesia. Alesia has been very helpful since the beginning, and she gave me excellent guidance. She focused on my exact requirements, and she informed me in detail about the whole process. She immediately put me in contact with their local real estate agency. I am very glad to have cooperated with Tranio in the purchase of the property. Everything went well, very quickly, with full confidence, and without any issues. I recommend this company 100%.

Rustam:

On the advice of my bank, I turned to Tranio for the selection of income-generating real estate to obtain a Golden Visa in Greece. My experience of working with Ella Markova, Senior Property Advisor, was exceptionally positive.

Ella impressed me as a true expert in her field. Thanks to her professionalism and recommendations, we quickly chose a package of three student apartments with guaranteed rental income from the developer's management company. I was pleasantly surprised when the apartments were let just a month after the purchase. The transaction went smoothly, and we signed the rental agreement at the same time as the purchase contract.

Oleg:

I became acquainted with this company when making a real estate sale and purchase transaction in Greece. My transaction was handled by the manager, Ella, who did her job very professionally and to a high standard. At any time, you can get competent advice, which is very convenient and good. All issues during the period of transaction support with Ella were resolved quickly, professionally, and competently. I am very glad that I chose this firm to support my transaction and that I met Ella.

Disclaimer: Some client names and details have been anonymised to protect privacy under NDA agreements.

Tranio Team in Athens

Life in Greece

Greece offers a wide range of education options: free public schools and universities, as well as private schools with instruction in English, French, or German. Degrees are recognised across the EU; there are no entrance exams for foreigners, and knowledge of Greek is not required for admission.

Healthcare is accessible through the public system and private clinics, both offering high-quality services. Investors can start businesses, invest in startups, and manage companies, though employment under an investor residence permit is not allowed. Key supported sectors include tourism, IT, agribusiness, and innovation.

FAQs — Greece Golden Visa (2025 Updates)

It is a residence permit granted by Greece to foreign investors in return for investing in the country's economy. The programme enables investors and their families to reside legally in Greece, access social services, and travel freely within the Schengen Area. Subject to certain conditions, they can also apply for citizenship.
Yes, it has been in place since 2014 and is one of the most popular in Europe. It enables investors and their families to obtain a 5-year residence permit, renewable as long as the investment is maintained.
First, select a suitable investment property (most often real estate). Then, undergo a verification procedure, collect documents, pay government fees and submit an application to the migration service. Once the application has been approved and the investor has submitted their biometric data, they and their family will receive a five-year residence permit, which can be renewed.
The minimum investment amount depends on the region: In Athens, Thessaloniki, Mykonos, Santorini and on the major islands, it is €800,000 or more. In other regions, the Golden Visa in Greece costs €400,000. An exception is renovation projects, which require a minimum investment of €250,000. Additional taxes, fees and legal services cost 8–12% of the property value.
Golden Visa holders can start a business, invest, own companies and receive income from renting property. However, this type of residence permit does not permit salaried employment.
There are restrictions on short-term rentals (e.g. through Airbnb) for properties purchased under the programme. Violation of the rules may result in a fine or cancellation of the residence permit.
The programme provides a path to citizenship: after seven years of legal residence with a Golden Visa, you can apply for naturalisation.
On average, the process takes 4 to 8 months, depending on location, the immigration service's workload and the accuracy of the documents. Recently, due to high demand, processing times in Athens may be as long as a year.
The main requirement is an investment in real estate worth at least €250,000, depending on the region, type and size of the property. Other options include investments in government bonds, corporate securities, investment funds or bank deposits.
Not sure what to start with? Send an advice request
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Elvira Gracheva
Elvira Gracheva,
Head of Sales Tranio Europe
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