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Residence | Greece

Greece residence by investment Program

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The Greece Golden Visa program was established in 2013, allowing non - EU nationals to legally seek a residence through a financial contribution of no less than EUR 250,000. The applicant for residency may include his immediate family (spouse, children under the age of 24, and his/her parents). Residency permits are renewed every five years, under the condition that the chosen investment is still in place. Applicants are eligible for Greek citizenship after a continuous residency of seven years.

Key highlights

  • Investment starts at EUR 250,000

  • Visa-free access to 29 Schengen countries

  • A pathway to Greek citizenship after 7 years

  • Family inclusion under one application

  • No minimum stay requirement

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Greece Golden Visa Investment options (2025)

Greece offers a diverse range of investment options under its Golden Visa Program, providing flexibility for investors seeking permanent residency in the EU. Below are the qualifying investment categories, updated to reflect the 2025 legislation.

  • Minimum Investment:

    • €250,000: For listed Building Restoration / Commercial Conversion (Must restore and convert into residence)

    • €400,000: Residential Property – Other Regions (Must be single property ≥ 120m²)

    • €800,000: Residential Property high-demand areas such as Athens, Thessaloniki, Santorini & Mykonos (depending on property type and location). No short-term rental allowed (Airbnb banned)

    Eligible property types:

    • Residential homes or apartments

    • Commercial-to-residential conversions (min. €250,000)

    • Heritage or culturally significant restorations (min. €250,000)

    Benefits:

    • Direct property ownership

    • Option to Rent or Lease the asset

    • can combine multiple assets to meet the threshold

  • Minimum Investment:

    • €400,000 - €800,000 (Depending on location)

    Eligible options:

    • 10-year lease of hotel units or furnished tourist accommodations

    • 10-year timeshare contracts

    Benefits:

    • No need for property ownership

    • Still qualifies for a renewable 5 year residence

  • Minimum Investment:

    • €500,000

    Requirements:

    • Must be deposited in a Greek bank

    • Locked for a minimum of 12 months

    • Standing renewal instruction required

    Benefits:

    • Low risk passive investment

    • ideal for conservative investors

  • Minimum Investment:

    • €500,000

    Requirements:

    • Bonds must be purchased through a Greek credit institution

    • Maturity of at least 3 years

    • Bonds held under custody in Greece

    Benefits:

    • Government backed security

    • Predictable return with fixed maturity

  • Minimum Investment:

    • €500,000

    Eligible contributions:

    • Equity or bonds in Greek-based companies

    • Greek real estate investment companies (REICs)

    • Greek startups listed on the National Startup Registry

    Benefits:

    • Supports local enterprise

    • suitable for active investors and entrepreneurs

  • Minimum Investment:

    • €350,000

    Eligible funds:

    • Venture capital funds

    • Private equity funds

    • Alternative investment funds (AIFs) investing primarily in Greek assets

    Requirements:

    • Fund must be headquartered in Greece or another EU member state

    Benefits:

    • Portfolio diversification

    • Hands-off investment with professional fund management

  • Minimum Investment:

    • €800,000

    Eligible instruments:

    • Shares, corporate bonds, or government securities listed in Greece

    Requirements:

    • Securities must be purchased via a licensed brokerage firm in Greece

    Benefits:

    • Potential for capital appreciation

    • Liquidity through public markets

greece golden visa Eligible Dependents

The Greece Golden Visa Program allows investors to include close family members under a single application, making it an ideal choice for those seeking EU residency with their loved ones. Below is a full list of eligible dependents who qualify under current Greek immigration law.

who is eligible:

  • Spouse — legally married partner

  • Children under 21 years old — including biological and legally adopted children

  • Dependent children between 21 and 24 — must be unmarried and financially dependent (subject to approval)

  • Dependent parents of the main applicant & Spouse — no age restrictions

key ELIGIBILITY notes:

  • All dependents receive the same 5-year renewable residence permit

  • Dependents are not required to make additional investments

  • Children over 24 must apply independently or meet other eligibility pathways

  • All family members can live, study, and access healthcare services in Greece

  • Applications for dependents are submitted at the same time as the main investor or can be added later

Greece Golden VIsa Tax & legal implications

Understanding the tax and legal framework of the Greece Golden Visa is essential for investors planning long-term residency or asset management in Europe. Below is a clear, up-to-date overview of the most important financial and legal considerations for applicants.

    • You are not taxed as a resident unless you stay in Greece for more than 183 days in a calendar year.
      Golden Visa holders who do not exceed this stay threshold are considered non-tax residents.

    • There are no taxes on global income, wealth, inheritance, or gifts for non-tax residents.
      Your foreign income and assets remain untaxed unless you become a Greek tax resident.

    • Rental income from Greek property is subject to local income tax.
      Net rental earnings are taxed at progressive rates from 15% to 45%, depending on annual income.

    • Real estate purchases are subject to VAT or transfer tax.
      New properties carry 24% VAT, while resales are charged a 3% transfer tax. Annual property tax (ENFIA) also applies.

    • Greece offers an optional flat-tax regime for high-net-worth individuals (who intend to reside for more than 183 days in Greece)..
      New tax residents can opt to pay a flat €100,000 per year on global income, with inheritance and gift tax exemptions on foreign assets.

    • No relocation or language requirements apply.
      You don’t need to speak Greek or live in Greece to retain your residence permit.

    • Full legal ownership of your investment is granted under Greek law.
      You may sell, lease, or transfer your property or assets without restrictions.

    • The application can be submitted remotely through power of attorney.
      Legal representation allows you to complete the entire process without being physically present in Greece.

    • 5-year renewable residence permit tied to maintaining the investment
      The Golden Visa is valid for 5 years and is renewable every 5 years, as long as the investment (e.g., property) is retained.

    • Eligibility for Greek permanent residency and EU citizenship
      If you establish tax residency and reside in Greece for at least 7 consecutive years, you may become eligible to apply for Greek citizenship, subject to meeting legal and language requirements.

Greece Golden Visa Key Benefits

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Greece Golden Visa Application Process

Step-by-step process for securing Greek residency by investment (2025)

  • Greek law requires non-EU investors to appoint a licensed local lawyer via a notarized Power of Attorney (POA) to represent them throughout the Golden Visa application process. This legal representative is responsible for:

    • Performing due diligence on the selected property or investment

    • Securing a Greek Tax Identification Number (AFM)

    • Opening a Greek bank account

    • Submitting the residence permit application and supporting documents

    When you work with Aryzen Global, your legal representation is coordinated through our network of licensed immigration lawyers and legal partners in Greece. This ensures full compliance with Greek regulations and provides you with seamless support from the start of the investment to the issuance of your residence permit — without needing to be physically present at each stage.

  • To apply for the Greece Golden Visa, you must invest in an eligible asset. The most common route is real estate purchase with a minimum value of €250,000, or €500,000 in key urban and touristic zones such as Athens, Mykonos, Santorini, and Thessaloniki.

    Alternative routes include:

    • Long-term tourism leases (10 years+)

    • Shares in Greek real estate investment companies

    • Strategic investments approved by Enterprise Greece

    Choose your investment path carefully based on location, budget, and long-term objectives.

  • Before finalizing the investment, it is mandatory to obtain a Greek Tax Identification Number (AFM) and set up a Greek bank account under your name. These are essential for processing the property transaction and paying the required government fees and taxes.

    Aryzen Global, together with our trusted legal affiliates in Greece, facilitates this process on your behalf under the granted Power of Attorney. This allows you to complete all formalities remotely, without needing to travel to Greece at this stage.

    Our team ensures your tax and banking setup is fully compliant and ready for the next step in the Golden Visa journey.

  • Once you have selected a qualifying property, a reservation deposit is typically paid to secure the asset. A preliminary purchase agreement is signed to initiate the process.

    At this stage, Aryzen Global, in coordination with our licensed legal partners in Greece, will begin conducting thorough legal due diligence. This includes:

    • Verifying clear and transferable title ownership

    • Checking for any existing liens, debts, or legal encumbrances

    • Confirming land registry and zoning compliance

    This step ensures the property meets both Golden Visa eligibility and local regulatory standards before you proceed with the full transaction.

  • Once the legal checks are complete, the investment is finalized by:

    • Signing the Notarial Purchase Deed

    • Paying the full purchase price, transfer tax, and legal fees

    • Registering the property with the Greek Land Registry

    This marks the legal transfer of ownership and confirms your compliance with the program’s financial criteria.

  • You will need to prepare and legalize the following essential documents for your Greece Golden Visa application:

    • Valid passport(s) for applicant and dependents

    • Property purchase deed and payment receipts

    • Proof of valid health insurance covering Greece

    • Passport-sized photographs

    • Birth and marriage certificates (for family members included in the application)

    Please note: Depending on your personal situation, additional documents may be required, such as , but not limited to; police clearance certificates, proof of relationship, or translated and apostilled versions of foreign documents.

  • Once all documents are finalized and the investment is complete, Aryzen Global, through its legal partners in Greece, submits your Golden Visa application to the competent authorities. The application can be filed either remotely under Power of Attorney or in person if preferred.

    After submission, a receipt of submission is issued, which serves as a temporary residence permit, allowing you to reside in Greece legally while your application is processed.

    To complete the process, biometric data (fingerprints and a digital photo) must be provided in person at the designated migration office in Greece. Aryzen Global will assist in coordinating your appointment and preparing you for the biometric procedure.

  • Once your application is approved (typically within 3 – 7 months), the Greek government issues your 5-year Golden Visa residence permit. You will receive physical residence cards for yourself and your eligible family members.

  • To maintain your Greek Golden Visa status:

    • Continue holding the qualifying investment

    • Retain valid health insurance

    • Ensure compliance with local regulations

    There is no minimum stay requirement, and the permit can be renewed every 5 years as long as conditions are met.

Important Key Points

  • Real estate in high-demand areas now requires a minimum of €500,000

  • All transactions must be made through a Greek bank account

  • It is recommended to include all family members in the initial application

  • No language, education, or physical residency is required

  • Visa-free travel is granted to all Schengen Zone countries

Work with Aryzen Global

Aryzen Global provides full-service guidance for investors applying to the Greece Golden Visa Program. Our legal and immigration experts manage every detail of your process — from real estate acquisition to permit approval.

Contact us for:

  • Personalized investment strategy

  • Legal representation by licensed Greek lawyers

  • Seamless coordination of documents, translation, and compliance

Start your application with Aryzen  →

Greece golden visa program FAQS

Everything you need to know about Eligibility, Investment Options, Legal Requirements & More.

Greece Golden Visa Overview & Eligibility FAQs
1. What is the Greece Golden Visa Program?

The Greece Golden Visa Program offers a 5-year renewable residence permit to non-EU investors who make qualifying investments in Greece, primarily in real estate or financial assets.

2. Who is eligible for the Greece Golden Visa?

Non-EU/EEA nationals aged 18 or older with a clean criminal record, valid health insurance, and a qualifying investment in Greece.

3. Does the Greece Golden Visa lead to citizenship?

Yes, after 7 years of legal residence in Greece, investors can apply for citizenship, subject to integration and language requirements.

4. Is there a minimum stay requirement to maintain the visa?

No minimum stay is required for residence permit renewal or to maintain the Golden Visa status.

Investment Options & Financial Requirements FAQs
1. What are the approved investment options for the Greece Golden Visa?

Investors can choose between real estate investments (€250,000–€500,000), government bonds (€400,000), shares in Greek companies, or mutual funds (€400,000).

2. What is the minimum real estate investment amount?

The minimum is €250,000 for most areas, and €500,000 in designated high-demand areas like Athens, Thessaloniki, Santorini, and Mykonos.

3. Are commercial properties eligible for investment?

Yes, commercial real estate qualifies under the same minimum investment requirements.

4. Can multiple properties be combined to meet the investment threshold?

Yes, investors can combine multiple property purchases to meet the minimum investment amount.

5. Are joint or group investments allowed?

Yes, joint investments are permitted as long as each investor meets the individual minimum investment criteria.

Eligible Dependents & Family Inclusion FAQs
1. Who can be included as dependents on the Greece Golden Visa?

Eligible dependents include the investor's spouse or partner, children under 21 (or up to 24 if full-time students), and parents of both the investor and spouse.

2. Do dependents receive the same residence rights?

Yes, all included family members receive residence permits with the same validity and rights as the main investor.

3. Can unmarried partners apply together?

Yes, unmarried partners in a legally recognized relationship can be included in the application.

Application Process & Required Documents FAQs
1. What documents are required for the Greece Golden Visa application?

Key documents include valid passports, proof of investment, Greek tax identification number, clean criminal records, health insurance, and property purchase contracts.

2. Can the application be submitted remotely?

Yes, investors can apply remotely through a Greek legal representative with a notarized power of attorney.

3. How long does the Golden Visa application process take?

Processing typically takes between 2 to 5 months depending on local authorities and documentation completeness.

4. Are translation and notarization required for documents?

Yes, all foreign documents must be officially translated into Greek and notarized before submission.

Taxation & Legal Considerations FAQs
1. Does holding a Greece Golden Visa make me a Greek tax resident?

No, you become a tax resident only if you spend more than 183 days per year in Greece or register as one with tax authorities.

2. What property taxes do Golden Visa holders pay?

Annual ENFIA property tax applies, plus a one-time transfer tax of approximately 3.09% at purchase.

3. Are foreign income and capital gains taxed in Greece?

Foreign income is generally not taxed unless you are a Greek tax resident; Greece also offers favorable tax regimes for certain individuals.

4. Is the investment required to be maintained after obtaining citizenship?

No, once citizenship is granted, investors can sell or transfer their investment without losing citizenship rights.

5. What are the legal obligations related to property ownership?

Property owners must comply with local laws, pay property taxes, and maintain their investment as required for permit renewal.

6. Are there any inheritance or estate taxes in Greece?

Greece imposes inheritance taxes on property transfers, but rates vary depending on relationship and property value.

7. Do Golden Visa holders have voting rights?

No, Golden Visa holders have residency rights but no political or voting rights unless they become citizens.

8. Can Golden Visa holders work in Greece?

No, the Golden Visa permits residence and travel but does not automatically grant the right to work.

Residency, Renewal & Schengen Travel FAQs
1. How long is the Greece Golden Visa residence permit valid?

The initial permit is valid for 5 years and can be renewed indefinitely if the investment is maintained.

2. Can I travel freely within the Schengen Zone?

Yes, the Greece Golden Visa allows visa-free travel across the Schengen Area for up to 90 days within any 180-day period.

3. Is physical residence required to renew the Golden Visa?

No minimum physical presence is required; renewal depends on maintaining the qualifying investment.

4. Can the residence permit be converted into citizenship?

Yes, after 7 years of continuous residence, investors may apply for Greek citizenship, subject to meeting requirements.

5. What happens if I sell my property before permit expiry?

If the investment is sold before permit renewal, the residence permit may be revoked unless another qualifying investment is made.

Strategic Comparisons & Exit Planning FAQs
1. How does Greece's Golden Visa compare to Portugal’s program?

Greece offers lower minimum investments and no stay requirement, while Portugal offers a stronger path to citizenship and EU benefits.

2. Can I sell my investment after obtaining Greek citizenship?

Yes, once citizenship is granted, you can divest your property without affecting your rights.

3. What are the consequences of early investment withdrawal?

Early withdrawal before permit renewal can lead to permit revocation unless replaced by another qualifying investment.

4. Is renting out the investment property allowed?

Yes, property owners are free to rent their investment properties without restrictions.

Other Practical Considerations FAQs
1. Is healthcare accessible to Greece Golden Visa holders?

Yes, with valid health insurance, holders can access both private and public healthcare services in Greece.

2. Do I need a Greek bank account for the investment?

Yes, a Greek bank account is necessary for property purchase transactions, tax registration, and utility payments.

3. Can I include multiple properties in one application?

Yes, you can combine multiple property purchases to meet the investment threshold.

4. Are there any language requirements for renewal or citizenship?

Language proficiency in Greek is required for citizenship applications but not for permit renewal.

5. Is professional legal assistance recommended?

Yes, hiring experienced legal and immigration professionals ensures compliance and smooth application processing.

Enquire Today

Aryzen Global assists clients internationally in obtaining residence, citizenship and/or real estate under the respective programs. FIll the form below or contact us directly to arrange a private consultation with one of our expert advisors.

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