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Greece Golden Visa

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Rules changed

Zone pricing since 31 August 2024: about €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands (one property, at least 120 m²), €400,000 elsewhere, and €250,000 only for commercial-to-residential conversions or listed-building restorations. The permit also does not give the right to take salaried employment with a Greek employer.

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Short answer

The Greece Golden Visa — real-estate investment residence (5-year renewable) prized for Schengen access and near-zero physical-stay, and able to include family. Note: short-term (Airbnb-style) rental of the qualifying property is now prohibited.

Best for

  • Investors who want EU residence with minimal physical presence
  • Families seeking Schengen access together
  • People building a backup plan rather than immediate citizenship

Not ideal for

  • Applicants targeting fast citizenship
  • Those without investment-level liquid funds

Snapshot

Region
Europe
Budget band
High
Timeline
Medium
Residence burden
Low
Passport potential
Weak unless real residence
Family suitability
High
Tax / banking complexity
Medium / Medium
Entry capital
€250,000 · Invested / contributed
Typical processing
2–6 months
Estimated budget
Tiered real-estate investment (Law 5100/2024): ~€800,000 in prime zones (Attica, Thessaloniki, Mykonos, Santorini and islands over ~3,100 residents; one property of at least 120 m², no combining), ~€400,000 elsewhere, or ~€250,000 for commercial-to-residential conversions / listed-building restoration. Non-real-estate options: ~€350,000 in a qualifying Greek investment fund, or ~€500,000 in a Greek bank deposit or government bonds. Plus ~7–10% taxes and fees. Subject to current rules.

Timeline, stay requirement & passport in detail

Timeline
Roughly 2–6 months from completing the investment to permit issuance (biometrics + processing). Subject to current rules.
Residence burden
No minimum-stay requirement to hold or renew the residence permit — a key reason applicants choose it.
Passport potential
Weak for citizenship: naturalization is possible only after ~7 years of genuine residence (~183 days/year) plus a Greek language/history exam, so the visa itself is not an easy citizenship track.

Commonly requested documents

  • Valid passport and proof of address
  • Source-of-funds evidence and bank statements
  • Clean criminal record
  • Family certificates where relevant

Main risks

  • Investment due diligence and source-of-funds review can be demanding
  • Bank compliance and onboarding may take time
  • Not designed as a quick citizenship route

Recommended next steps

  • Confirm your liquid funds and source-of-funds story
  • Review which investment option suits you
  • Arrange professional due-diligence support

See if this route fits your profile

Start the Route MatcherReview Greece route

Frequently asked questions

This route is generally valued for a low physical-residence burden, which can suit applicants who cannot relocate.

It is often used to include family members together, subject to documentation and current rules.

Investment residence alone is usually weak for citizenship unless genuine long-term residence is built. Professional review is recommended.

No. This is general route-matching information only and is not a legal eligibility assessment.

Related reading

Information reviewed: 2026-09 · subject to change — not legal advice · Sources: enterprisegreece.gov.gr, investmentvisa.com

Important disclaimer

This tool provides a general route-matching estimate based on the information you entered. It is not legal, tax, financial, or immigration advice. It does not guarantee eligibility, approval, visa issuance, residence approval, citizenship, bank account approval, or any government outcome. A professional assessment is recommended.