The rules have changed significantly in recent years. Since 2024, the amount required for a property investment depends on its location, while lower thresholds remain available for certain types of property. Investors can also qualify through funds, government bonds, bank deposits, listed securities and eligible Greek startups.
What Does the Programme Offer?
The Greek Golden Visa provides a five-year residence permit that can be renewed as long as the qualifying investment is maintained. The programme does not require holders to live in Greece for a minimum number of days to keep their residence permit.
Key benefits include:
- Five-year renewable residence for the investor and eligible family members
- Visa-free travel within the Schengen Area
- No minimum stay requirement for maintaining the Golden Visa
- Inclusion of the investor's spouse or registered partner, dependent children under 21, and parents of both the investor and spouse or partner
- The ability to live and study in Greece
- A potential route to Greek citizenship for investors who later meet the separate naturalisation requirements
Holding a Golden Visa does not automatically make the investor a Greek tax resident or grant citizenship.
Ways to Qualify
Property Investment
Property investment requirements depend on the location and type of property.
A minimum investment of €800,000 applies in:
- Attica, including Athens
- The Regional Unit of Thessaloniki
- Mykonos
- Santorini
- Greek islands with a population of more than 3,100
In other parts of Greece, the minimum investment is €400,000.
For both routes, the investment must generally be made in a single property with a minimum floor area of 120 sq m. The property must be acquired in full ownership.
Properties purchased under these routes cannot be used for short-term rentals, including through platforms such as Airbnb. Long-term rentals are permitted.
€250,000 Property Options
Two types of property investment can qualify at the lower threshold of €250,000, regardless of location.
The first covers commercial properties that have been converted into residential use. The change of use must be completed before the Golden Visa application is submitted.
The second covers listed buildings that require restoration or reconstruction. The restoration must be completed according to the applicable requirements.
These €250,000 routes are not subject to the 120 sq m minimum that applies to the standard €400,000 and €800,000 property routes.
Other Ways to Qualify
Investors who do not want to purchase property can also qualify through several financial and business routes.
Investment Funds
An investment of at least €350,000 in an eligible mutual fund or Alternative Investment Fund (AIF) can qualify for the Golden Visa. The fund must meet the programme's requirements for investments in Greece.
Bank Deposits and Government Bonds
A minimum of €500,000 can be placed in a fixed-term deposit with a licensed Greek bank. The same amount can be invested in eligible Greek government bonds, which must have at least three years until maturity.
Listed Shares and Corporate Bonds
An investment of at least €800,000 in eligible shares or corporate bonds traded on Greek regulated markets can qualify for the Golden Visa.
Greek Startups
The startup route requires a minimum investment of €250,000 in a qualifying Greek startup registered with Elevate Greece, Greece's National Startup Registry.
This route has additional requirements for the investor and the company, including rules on the investor's ownership and the startup's activities.
Ways to Qualify at a Glance
Family Inclusion
The Golden Visa can cover the investor's immediate family without requiring a separate investment.
Eligible family members include:
- Spouse or registered partner
- Dependent children under 21
- Parents of the investor
- Parents of the spouse or registered partner
Family members receive residence permits linked to the main applicant's permit.
Children who reach the age of 21 can apply for an independent residence permit under the applicable Greek immigration rules.
Permit Validity and Renewal
The Golden Visa is issued for five years and can be renewed as long as the qualifying investment continues to meet the programme requirements.
The investor does not need to live in Greece for a minimum number of days to renew the Golden Visa. The qualifying investment must remain in place, however, and the investor must continue to meet the other requirements of the programme.
For property investments, this means retaining ownership of the qualifying property. Financial investment routes have their own requirements for maintaining the investment.
Tax Position
Holding a Greek Golden Visa does not automatically make someone a Greek tax resident.
Greek tax residency is determined separately. Factors include a person's permanent or principal residence, habitual residence and centre of vital interests. Spending more than 183 days in Greece during any 12-month period can also result in Greek tax residency from the first day of presence.
Greek tax residents are generally subject to tax on their worldwide income, while non-residents are generally taxed on income sourced in Greece, subject to applicable tax treaties.
Greece also offers special tax regimes for certain individuals who transfer their tax residence to the country. One of these allows qualifying high-net-worth individuals to pay a fixed annual tax on foreign-source income, subject to specific conditions and a minimum investment of €500,000. This is separate from the Golden Visa and requires a transfer of tax residence to Greece.
Investors considering Greece for tax planning should assess their personal circumstances separately from their residency application.
Frequently Asked Questions
Is there a minimum stay requirement?
No. Golden Visa holders do not need to spend a minimum number of days in Greece to maintain their residence permit. However, time spent in Greece can affect tax residency.
Can a Golden Visa property be rented out?
Yes. Long-term rentals are permitted, while short-term rentals, including Airbnb-style rentals, are not allowed for properties acquired through the Golden Visa programme.
Can several properties be combined to meet the investment threshold?
No. The €400,000 and €800,000 property routes require the investment to be made in a single property. The same applies to the €250,000 property options.
Can family members be included?
Yes. The programme covers the investor's spouse or registered partner, dependent children under 21, and the parents of both the investor and spouse or partner.
Does the Golden Visa allow employment in Greece?
The Golden Visa provides the right to reside in Greece, but it does not provide general employment rights. Separate rules apply to employment and business activities.
Does the Golden Visa make the holder a Greek tax resident?
No. Immigration residency and tax residency are separate. Greek tax residency depends on factors such as time spent in Greece, permanent residence and the centre of vital interests.
Can the Golden Visa lead to Greek citizenship?
Potentially. The Golden Visa itself does not grant citizenship. Naturalisation has separate requirements, including actual residence in Greece and meeting the conditions under Greek nationality law.
What documents are required?
Requirements depend on the investment route. Applicants generally need a valid passport, proof of the qualifying investment and health insurance. Additional documents are required for property, financial and business investments.
How long does the Golden Visa application take?
Processing times vary depending on the investment route, location and completeness of the application. The process also includes completing the investment and preparing the required documents.
