Overview: What is the Golden Visa?
Greece's Golden Visa Program grants residency to foreign nationals that invest in real estate in Greece over a certain value threshold. Since its launch in 2013, the Golden Visa has been a resounding success — attracting buyers from all around the world and acting as a major boost to the Greek economy.
The program grants residency across Greece, the European Union, and the Schengen Area, enabling free movement throughout most of Europe. As competing programs like Spain's have contracted in recent years, Greece's has experienced a surge in applications.
New Greece Golden Visa Restrictions
Greece implemented significant modifications to its Golden Visa Program in 2024, raising the minimum investment thresholds while still maintaining accessibility starting at €250,000. This program remains highly sought-after and represents one of the most preferred European residency options available globally.
Increased Thresholds
Effective August 31, 2024, the Greek government established a tiered geographic system. The minimum investment now depends on where the property is located.
Tier One: €800,000
Applies to the most sought-after, densely populated regions — including Attica, Thessaloniki, Mykonos, Santorini, and 32 additional islands such as Crete, Rhodes, Corfu, Lesvos, Chios, Zakynthos, Samos, Kefalonia, Paros, and Limnos.
Tier Two: €400,000
Targets rural and less-populated mainland or island areas. Properties must exceed 120m² to qualify under this tier.
Tier Three: €250,000
Extremely limited availability for specialized projects — historic building restoration and commercial-to-residential conversions. Investors must complete the project within five years of visa issuance.
Steps to Obtain a Golden Visa
1. Do Your Due Diligence
Identify your desired investment properties while keeping the new threshold requirements in mind. Location, property type, and condition all matter under the tiered system.
2. Fulfill Legal Requirements
Obtain a Greek Non-Resident Tax Number and establish a Greek bank account. These are prerequisites for the investment itself.
3. Purchase the Property
A licensed Greek attorney executes the transaction on your behalf, providing the purchase agreements and notarized records you'll need for the visa application.
4. Start Your Application
Compile required documentation — proof of investment, identity documents, clean criminal record, health insurance — and submit through your legal representative.
5. Visit Greece
Complete the visa process in-person. This includes submitting biometrics and any remaining documentation.
6. Get Approval
Upon completion, the Greek government issues the visa. It renews every five years as long as the investment is maintained. After seven years of residency, holders may apply for Greek citizenship.
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