Greece Visa Program – JDT Global

Greece Golden Visa Program

Overview

The Greece Golden Visa Program is a residency-by-investment initiative that grants eligible non-EU investors and their families a five-year renewable residence permit in Greece. Launched in 2013, the program has become one of Europe’s most popular and accessible, historically due to its relatively low investment threshold starting at €250,000. In exchange for a qualifying investment (such as real estate or other assets), successful applicants gain the right to live in Greece and travel visa-free across Europe’s Schengen Area. Notably, there is no obligation to reside in Greece to maintain the permit – it’s a “right” to live in Greece, not an obligation – and the residence permit can be renewed every five years indefinitely as long as the investment is retained. The Golden Visa covers immediate family members (details below) and even offers a pathway to EU citizenship after 7 years of residency (if one chooses to physically live in Greece and meet the naturalization requirements). However, Golden Visa holders cannot take up salaried employment in Greece (the permit doesn’t include a work visa) – though they may own a business, receive dividend income, and rent out property for income. In 2024, the Greek government introduced new rules creating a tiered investment system with higher minimum amounts in certain prime locations to control real estate. Below we provide an updated guide to the 2025 requirements, investment options, benefits, eligibility criteria, and the step-by-step application process for the Greece Golden Visa.

Key Benefits

Investing in the Greece Golden Visa program brings numerous benefits:

Visa-Free Travel in Europe: Obtaining a Greek residence permit grants visa-free access throughout Europe’s Schengen Area, allowing holders to travel freely to 26 European countries for up to 90 days in any 180-day period. This is a major perk for those needing mobility across Europe.
No Residency Requirement: Unlike some residency programs, Greece imposes no minimum stay. You are not required to live in Greece at all to keep your Golden Visa active. You can reside abroad and still maintain your Greek residency, provided you keep the investment. (Residency is only required if you later seek citizenship.)
5-Year Renewable Permit (Permanent Residence): The Golden Visa grants a 5-year residence permit that is effectively permanent as it can be renewed every five years indefinitely without limit. There is no expiration on the overall residency as long as you uphold the investment and meet basic renewal formalities.
Include Family Members: The program is family-friendly, covering the main applicant’s spouse, children, and parents under one investment. This means your immediate family can all obtain Greek residence status (see Family Inclusion below for details). This provides stability and EU access for the entire family.
Right to Live, Study, and Enjoy Healthcare: A resident permit allows you to live in Greece year-round if you wish, with access to public services. Your children can attend schools or universities in Greece (or elsewhere in the EU) as residents. You can also access Greece’s healthcare system (public healthcare is available to residents, and private insurance is required initially).
Property Rental Income & Business Opportunities: Investors are free to rent out their investment property in Greece, generating passive income. Greek properties can yield rental returns ~3–5% annually in popular areas. Golden Visa holders may also hold shares in Greek companies and receive dividends, allowing business opportunities. (Only formal employment is restricted.)
Tax Benefits: Greece offers an attractive “Non-Domicile” tax regime for new residents, meaning you can cap your global income tax at a flat amount if you become a Greek tax resident. Additionally, Greece has many double taxation treaties to avoid being taxed twice on the same income. These can make Greece an appealing base for financial efficiency.
Path to EU Citizenship: While not automatic, the Golden Visa sets you on a path to citizenship if desired. After 7 years of continuous residency in Greece, you become eligible to apply for Greek citizenship and an EU passport, provided you have actually lived in Greece for the majority of that time (at least 183 days per year) and meet integration requirements such as basic language knowledge. Greek citizenship grants the right to live and work anywhere in the EU.
Quality of Life: Beyond the legal perks, Greece offers an excellent quality of life – from its Mediterranean climate and cultural heritage to a low cost of living relative to Western Europe. As a resident, you can enjoy everything Greece has to offer year-round, from sunny islands to historic cities, while having the security of EU residency.

Investment Options

To qualify for the Greece Golden Visa, an applicant must make a qualifying investment that meets the program’s minimum investment threshold. As of 2025, Greece has updated its rules to establish different investment minimums depending on the type and location of the investment. The options are outlined below.

Real Estate Investment – Tiered Thresholds

Real estate is the most popular route to a Golden Visa. In 2024, Greece introduced a two-tier (now effectively four-tier) system for minimum property investment, aimed at curbing overheated demand in certain regions. Where you buy property, and the type of property, will determine the required minimum investment. The tiers are:

Tier	Minimum Investment	Eligible Property Locations/Conditions
Tier 1	€800,000	Properties in high-demand areas: Attica (greater Athens), Thessaloniki, Mykonos, Santorini, and any island with over 3,100 residents. The property must be at least 120 m² in size. These prime locations have the highest threshold (introduced in 2024 to manage demand).
Tier 2	€400,000	Properties in all other regions of Greece (outside the Tier 1 zones). The property must be at least 120 m² in size. This lower threshold aims to encourage investment in emerging or less populated areas.
Tier 3	€250,000	Special category: Properties converted from commercial to residential use. The conversion/renovation must be completed before you apply. No minimum property size requirement. (This category encourages redevelopment of unused commercial buildings.)
Tier 4	€250,000	Special category: Properties of historical or cultural significance that the investor fully restores or reconstructs. No minimum size requirement. (This incentivizes preservation of heritage real estate.)

Note: For Tier 1 and 2, the investment must be in a single property to meet the minimum (you cannot sum smaller purchases). For example, one property of €400k+ in an eligible Tier 2 area is required (not two properties of €200k). You may purchase a higher-value property or multiple properties, but at least one must individually meet the minimum value and size criteria. The €250,000 threshold, which made Greece’s program famous as the cheapest in Europe, now applies only to the special cases (Tier 3 and 4). Most standard real estate investments will require €400k or €800k depending on location under the 2025 rules.

In all cases, the real estate can be residential or commercial (or land for development) as long as it meets the value (and size) threshold for the area. You must hold the property for the duration of your residency – if you sell and do not replace it with another qualifying property, your Golden Visa status will end upon renewal (see renewal rules below). You are free to rent out the property to generate income if you wish.

Alternative Investment Options

Besides real estate, Greece offers multiple investment routes to obtain a Golden Visa. These alternatives generally require a higher investment amount, but they provide flexibility for those who prefer not to buy property. Qualifying options include:

Government Bonds: Purchase at least €500,000 in Greek government bonds, with a minimum holding period of 3 years. The bonds must be purchased through a Greek credit institution (bank).
Capital Investment in a Company: Invest a minimum of €500,000 in share capital or bonds of a Greek-registered company (this excludes companies owning purely portfolio investments or own real estate). In practice, this could mean contributing to a Greek business’s equity or buying corporate bonds on the primary market.
Bank Deposit: Place at least €500,000 in a fixed-term deposit in a Greek bank. The funds must remain locked in the account for a specified term to qualify (exact term as defined by regulations). This is essentially a large bank savings deposit route.
Public Securities (Stock or Bond Market): Invest €800,000 in Greek public-market securities. This can be any combination of shares, corporate bonds, or Greek government bonds that are traded on Greek regulated markets (or multilateral trading facilities). For example, one could buy €800k worth of stock of companies listed on the Athens stock exchange.
Investment Funds: Invest €350,000 in investment fund units that focus on Greece. This includes shares in a mutual fund or an alternative investment fund (AIF), either based in Greece or another EU country, as long as the fund is exclusively investing in Greek assets (companies, bonds, or real estate). This relatively lower threshold is meant to stimulate indirect investment via funds.
Long-term Real Estate Lease (Timeshare): Instead of buying property outright, you can sign a long-term lease or timeshare agreement for at least 10 years on a tourist accommodation (hotel or furnished residence). The total lease amount must be at least €400,000 (in Tier 2 areas) or €800,000 (if the property is in a Tier 1 area). Essentially, pre-paying a 10-year lease upfront can qualify as the investment. This option is less common but can be suitable for those who prefer not to own property.

Upcoming Option – Startup Investment (Planned):

The Greek government has announced plans to introduce a new Golden Visa pathway allowing investment in Greek startup companies with a minimum of €250,000. As of early 2025, this option has not been formally implemented (details such as which startups or sectors will qualify are pending). Prospective investors should watch for this development as it could open a lower-cost avenue focused on entrepreneurship.

Each investment route has its own documentation requirements (e.g., proof of bond purchase, bank confirmation of deposit, etc.), but all are aimed at bringing significant capital into Greece. Once you choose an option, you must maintain the investment for as long as you hold the residency. If you withdraw or liquidate the investment (e.g., close the deposit, sell the bonds, etc.) without re-investing into another qualifying asset, your residency permit will not be renewed at the next 5-year interval.

Eligibility Criteria

The Greece Golden Visa is open to a wide range of international investors. Basic eligibility requirements include:

Non-EU/EEA Citizenship: The program is only for citizens of non-EU, non-EEA, and non-Swiss countries. EU/EEA citizens already have freedom of movement in Greece, so they don’t need this visa.
Age 18 or Older: The principal applicant must be at least 18 years old. (There is no maximum age limit.)
Clean Criminal Record: Applicants must provide a police clearance certificate showing no criminal convictions. Good character is essential; serious offenses or security concerns can disqualify an applicant.
Required Investment Funds: You must have the necessary capital to meet the minimum investment and be prepared to invest it in one of the approved options. The funds should be legally obtained and traceable, as Greek authorities may require proof of source of funds and that the money came from abroad into Greece (to ensure compliance with anti-money-laundering rules).
Health Insurance: You (and any family members applying) need to have health insurance coverage in Greece. Typically, this means obtaining a local Greek medical insurance policy (private insurance) that covers healthcare and accidents, valid at least for the duration of your residency. This is to ensure you will not be a burden on the public health system initially. (After obtaining the residence permit, you can also access public healthcare, but private insurance is required to get the visa.)

There is no language requirement and no education/management experience requirement for the Golden Visa – it is purely based on investment and personal background. Notably, you do not need to live in Greece prior to applying; in fact, since 2021 Greece allows the application process to start via a legal representative so you can complete steps without an initial long stay. (You will, however, need to visit at least once for biometrics – see Process below.)

Family Inclusion (Dependent Eligibility)

One of the most attractive features of the Greece Golden Visa is the ability to include your immediate family on the residence permit. This allows the main investor to obtain Greek residency for their loved ones under one investment. Eligible family members (dependents) who can be added to the application include:

Spouse or Partner: A legal spouse is eligible, as is a registered partner (if your country or Greece recognizes a legal partnership arrangement). Same-sex spouses or partners are recognized as of 2024, since Greece now permits same-sex marriage and partnerships. Unmarried long-term partners who are not in a legally recognized union generally cannot be included (except in the form of a future spouse after marriage).
Children: All children under 21 years old of the main applicant or their spouse/partner can be included, provided they are unmarried. This includes both biological and adopted children. (In practice, a child aged 20 or below at time of application qualifies. Once included, their permit can be renewed until they reach the cutoff age.)
- Adult children 21–24: Greek policy allows a bit of extension for older dependents – unmarried children aged 21 to 24 can qualify for a renewable residence permit until age 24. In other words, a child who ages out of the initial family permit at 21 can transition to their own permit (linked to the same investment) up to age 24. After 24, they would need to qualify on their own (for example, via their own investment or perhaps a work/study visa). This extension is helpful for college-aged children.
Parents and Parents-in-law: The parents of the main investor, and the parents of the spouse/partner, are all eligible to receive residence permits as dependents. There is no age limit for parents (even retired parents in their 70s+ can be included). Note that parents are considered dependents in that they are supported by the main applicant – they cannot work in Greece under this permit (though they wouldn’t likely need to).

All family members included will receive the same 5-year residency cards as the main applicant, and their permits are tied to the main investment. The family enjoys the same visa-free travel and right to live in Greece. Each member must also maintain health insurance and have a clean record. It’s important to plan documentation (e.g. marriage certificates, birth certificates) for all dependents in advance to include them in the application. The ability to bring three generations of family (children and parents) is a significant benefit of the Greek Golden Visa compared to some other countries’ programs.

Application Process (Step-by-Step Guide)

Applying for the Greece Golden Visa involves several stages – from preparing your investment to submitting documents and obtaining the residence permits. Below is a step-by-step overview of the application process under the 2025 guidelines:

Consult & Plan Your Investment: First, conduct an initial consultation with a trusted immigration lawyer or advisor to review your options and eligibility. Decide on which investment route you will pursue – most commonly, selecting a suitable property to purchase. It’s important to budget not just for the investment, but also for taxes and fees (~10–12% extra on real estate). Once you have a plan, you may grant a Power of Attorney to a Greek legal representative to act on your behalf for administrative steps (this is especially useful if you do not plan to be in Greece for every step).
Obtain a Greek Tax Number and Bank Account: Before investing, you’ll need to register for a Greek Tax Identification Number (AFM) as a non-resident. This is done at a local tax office in Greece; a lawyer can often obtain it for you with a power of attorney. The AFM is required for any property purchase or financial transaction. Next, open a Greek bank account to facilitate the investment funds transfer. Due diligence checks will be done by the bank as you deposit the necessary funds. (While not strictly mandatory to have a local bank account for all types of investments, it is highly recommended, and for property purchases it’s standard practice to pay from a Greek bank.)
Complete the Investment Purchase: Proceed with the investment transaction. For real estate, this means: find your desired property, sign a preliminary agreement or pay a reservation deposit if needed, then sign the Sale & Purchase contract before a notary. The funds (minimum €250k/€400k/€800k as required) must be paid in full, and the property’s title must be transferred to you (and registered in the Land Registry/Cadastre). For other investments, you must similarly execute the investment (e.g. purchase the bonds, deposit the money, acquire the fund units) and obtain proof of the investment. This step is critical – the Golden Visa application can only be submitted after the investment is finalized and you have documentation in hand (such as a title deed or investment certificates).
Gather Required Documentation: While the investment is in process, you or your lawyer will prepare the application documents. Key documents include:
1. Valid Passport for each applicant (and copies).
2. Proof of Investment: e.g. the contract of sale for property + Land Registry certificate showing you as owner, or bank/bond certificates for financial investments.
3. Proof of Funds Transfer: bank statements or SWIFT receipts showing the money came into Greece from abroad for the investment (to satisfy anti-money-laundering checks).
4. Health Insurance for each applicant (policy documents).
5. Clean Criminal Record certificate from your country of residence (typically issued within 3 months).
6. Medical Certificate (in some cases) stating you don’t carry communicable diseases – this may be required by Greek authorities or could be part of insurance/health check.
7. Passport Photos (several biometric passport-sized photographs per specifications).
8. Application forms (completed) and government fee payment receipts (payment of the €2,000 main applicant fee and €150 per family member fee).
9. Civil documents for family members: marriage certificate, birth certificates for children, etc., plus official translations of all documents into Greek.
  
  Your attorney will ensure all documents are in order, translated, and notarized/apostilled as required. This preparation phase is crucial for a smooth application.
Submit Application & Biometrics: Once everything is ready, the residence application is submitted to the competent Greek authorities (often through the Decentralized Authority or Immigration one-stop office). You can submit in person in Greece, or your lawyer can submit on your behalf with power of attorney. At the time of application, each applicant must provide their biometric data – fingerprints and digital photographs – for the residence permit. This typically means you (and family members over age 12) need to visit Greece at least once. If you are applying in person, the biometrics are done on the spot. If your lawyer submitted the application without you present, you will need to visit Greece before final approval to do the biometrics at the immigration office or at a Greek consulate abroad (some consulates can collect biometrics). After applying, you’ll receive a confirmation slip which, combined with your investment proof, acts as a temporary permit allowing you to stay in Greece (and travel in Schengen) until the residence card is issued.
Wait for Processing: Now the file is in process for review. Processing times for the Golden Visa are quite fast compared to many visas. In general it takes about 1 to 3 months for the authorities to review the application and issue the residence permit, assuming all documents are correct. In 2024–2025, Greece streamlined many procedures, so approvals can even come in a matter of weeks. Your lawyer will monitor the application status.
Receive Approval & Residence Permit: Upon approval, the authorities will issue the 5-year residence permit card (plastic biometric ID card). You (or your lawyer) will be notified. If you are in Greece, you can pick it up in person. If not, your lawyer can often collect the cards on your behalf and hand them over to you later (or you collect from the consulate). Once you have the residence permit, you officially have Greek residency! Congratulations – you and your family can now enjoy the rights of residence in Greece and travel freely in the EU. The permit is valid for 5 years from the date of issuance. Keep in mind: while you have the permit, you must maintain the investment. If at any point you sell the property or withdraw the funds, you should reinvest into another qualifying asset or your permit could be revoked or not renewed.
Renewal at 5 Years: Your Golden Visa permit can be renewed every five years indefinitely, as long as you still meet the criteria. The renewal is straightforward: you must show that you still own the property or investment at the required value, and provide updated documents (new insurance, etc.). There is no minimum stay requirement to renew – you could literally never have lived in Greece and still renew, as long as your investment remains. The main things checked are that you didn’t sell or break the investment and that you kept your health insurance and clean record. If everything is in order, a new 5-year card is issued. Family members’ permits are renewed in tandem. Important: If you divest (sell your property, for example) and do not re-invest in another qualifying asset, you will lose the Golden Visa status upon the next renewal cycle. Always maintain the minimum investment if you wish to keep your residency.
(Optional) Citizenship at Year 7+: While not part of the initial application, many Golden Visa holders eventually consider applying for Greek citizenship. Greek nationality law requires 7 years of residency before one can naturalize. “Residency” in this context means physically living in Greece for the majority of each year (at least 183 days per year) during those 7 years. This is a separate process that involves language and history tests and demonstrating ties to Greece. If you choose this path, the Golden Visa can be your bridge to citizenship, but you will need to relocate to Greece full-time to meet the requirements. After obtaining citizenship, you and your family become EU citizens – at that point, you no longer need to maintain the investment (many may choose to sell the property after citizenship, as it’s no longer required). Even if citizenship is not your goal, you can continue renewing the permanent residence indefinitely and enjoy Greece as you please.

Throughout the process, it is highly recommended to work with experienced legal counsel or an accredited immigration service provider. They will assist with property legal checks, document preparation, and interaction with Greek authorities, making the process far smoother and ensuring compliance with all requirements.

FAQs (Frequently Asked Questions)

How long does it take to get the Greece Golden Visa?

From the time you submit your application, approval is typically received in 1–3 months. In some cases it can be even faster (a few weeks), depending on the volume of applications and completeness of your file. You should also factor in the time to select and purchase a property (or complete your investment) and gather documents, which can take a couple of months. Overall, many applicants obtain their Golden Visa within 3–6 months total from start to finish. Greece’s processing time is one of the fastest among EU golden visa programs.
Do I need to live in Greece to keep the Golden Visa?

No. There is no minimum stay requirement for Golden Visa holders. You are not obliged to reside in Greece at all – you could live 100% of the time abroad and still retain and renew your Greek residence permit. This is a key advantage of the program. However, if you aim to apply for citizenship after 7 years, you will need to make Greece your primary residence and actually live there (at least 183 days per year for 7 years) to qualify. But for the residency itself, you can treat it as a convenient travel document and “backup plan” without relocation if you prefer.
Can I work or study in Greece with this visa?

Yes (with some limitations). A Golden Visa residence permit grants you the right to live, study, and do business in Greece. Your children can attend Greek schools or universities (often at no additional cost beyond what locals pay). You can also start or run a business in Greece – for example, you can be a shareholder or director of a company and earn income from business operations or investments. You are free to lease out properties or earn dividend, interest, and rental income. The main restriction is that the Golden Visa does not allow direct employment in Greece as someone else’s employee. In other words, you can’t take a local job as, say, a hired engineer or teacher. This limitation exists because the Golden Visa is a residency permit for investors, not a work visa. If you do wish to work as an employee, you would need to convert to a different status or obtain a work permit. Many investors, however, find that between managing their investments and enjoying a flexible lifestyle, the work limitation is not a problem.
What happens if I sell my investment or withdraw my money?

The Golden Visa is conditioned on maintaining the investment. If you sell your Golden Visa property or pull out your investment funds, you will lose your qualification for renewal. Essentially, your residence permit remains valid until its 5-year expiry, but when you go to renew, you must show proof that you still meet the requirements. If you sold the property, for instance, you wouldn’t be able to renew unless you had reinvested in another qualifying property (or investment) of equal or greater value. One strategy if you want to sell is to buy a new property at or above the threshold before selling the old one, so you always maintain the minimum investment. The same goes for other investments – you can switch investments (e.g., change which bonds or fund you hold) as long as the value doesn’t drop below the required minimum at any time. After 7+ years, if you obtain citizenship, you are no longer tethered to the investment and could divest without immigration consequence. But until then, keep your capital invested in Greece to keep your residency.
Can the Golden Visa include my family members?

Yes. The Greece Golden Visa is very generous with family inclusion. Spouses or registered partners can be included on the application. Children under 21 are included as well (they receive their own permit linked to the main applicant). This covers both the applicant’s children and the spouse’s children from prior marriages, as long as they are under 21 and the applying parent has legal custody. Even adult children aged 21–24 can continue to be included, though Greece handles them by issuing a separate residence permit that expires at age 24 (renewable until that age) – effectively allowing college-age dependents to remain under the program. Additionally, both the applicant’s and the spouse’s parents can get residence permits as dependentswith no age restriction. Three generations of a family (children, parents, and the investor(s)) can thus benefit. It’s important to note that all family members must hold the required health insurance and clean records as well, and unmarried partners (if not in a legally recognized partnership) cannot be added. But overall, Greece’s family inclusion rules are among the most accommodating in Europe’s investment visa programs
How much are the additional fees and taxes?

Beyond the minimum investment amount, applicants should budget for various fees, taxes, and professional costs. Here’s a breakdown of typical costs:
- State Fees: Government application fee of €2,000 for the main applicant, and €150 for each dependent family member (children under 18 are often exempt from the €150 fee). Additionally, there’s a €16 fee per person for the residence permit card issuanceg. These are one-time fees paid at application (and again upon each 5-year renewal).
- Property Transfer Tax: If buying real estate, budget about 3% of the property value for the one-time property transfer tax (for most transactions it is 3.09%). This is similar to stamp duty and is paid to the Greek government upon purchase.
- Notary & Land Registry: Notary fees range ~1%–1.5% of the property price , and land registry registration fees around 0.5%–0.8%. These are standard in property transactions in Greece.
- Legal Fees: If you use a law firm or consultancy (highly recommended), legal fees can be around 1%–2% of the investment (some firms charge a flat package, others a percentage). For a €250k investment, for example, legal fees might be €5k+. This typically covers the property due diligence, contract drafting, and managing the residence application.
- Other Costs: Translation and certification of documents might add a few hundred euros. If using a property agency or broker, there might be a real estate agent commission (often 2%–3% of property price, sometimes paid by the buyer in Greece). Also consider travel costs for trips to Greece.
  
  In total, if you are doing a €250,000 property purchase, expect roughly €30,000 (10–12%) in taxes and fees on top For a larger €500,000 purchase, costs might be €50k–€60k (still ~10–12%). It’s important to get a clear cost estimate upfront from your advisors so there are no surprises. Despite these add-ons, the Greek Golden Visa remains one of the most cost-effective residency programs, especially given that many of these expenses (like property tax) are one-time and you’re investing in an asset you own.
Does the Greek Golden Visa lead to citizenship or permanent residence?

The Golden Visa grants permanent residence (with a 5-year renewable residence permit) but not citizenship automatically. “Permanent residence” in this context means you can live in Greece indefinitely, as long as you renew every 5 years – so it’s very much like having a permanent green card. After 5 years you renew, after 10 years you renew again, and so on, without any cap, provided you keep your investment. Citizenship is a separate step: after 7 years of residency, you can apply to become a Greek citizen by naturalization. That process requires that you truly made Greece your home (living there, paying taxes, integrating into society). If approved, you’d get a Greek passport and the rights of an EU citizen. But if your aim is simply long-term residence, the Golden Visa itself already gives you that indefinitely. Many investors are content with the permanent residence status and the mobility it provides, without pursuing citizenship. The choice will depend on your personal goals.

Contact Us

Embarking on the Greece Golden Visa program is not just an investment in property or business, but an investment in your family’s future. With the right guidance, you can unlock the doors to Europe and enjoy the many benefits of Greek residency. Feel free to reach out to us today for expert assistance on your journey to a new life in Greece.