Greece residence permits for investment are issued for investments of at least EUR 250,000 in businesses, startups, securities, deposits, or investment fund shares; or at least EUR 800,000 in real estate. Investors are granted a Greek «Golden Visa», which is a 5-year residence permit. The permit allows visa-free travel within the Schengen Area and is the first step toward EU citizenship.
Over the past 2 years, Greece has introduced several amendments to its Immigration Code, including changes to the minimum investment requirements for residency by investment. Read on for a comprehensive guide to all the available methods for obtaining an investor residence permit in Greece.
Overview: How much does a Greek residence permit cost, and what has changed in 2026?
- Greek residence permits for real estate purchases. A minimum investment of EUR 800,000 is required for property in the regions of Attica, Thessaloniki, Mykonos, and Thira, as well as on islands with populations of 3,100 or more. In other parts of Greece, the minimum investment is EUR 400,000. Investments must be in a single property with a minimum area of 120 m².
- Residence permits are available for real estate starting at EUR 250,000. You can purchase a non-residential or commercial building, but it must be converted into a residence before the permit can be issued. This conversion must be completed by either the buyer or seller. Another option is to purchase a culturally significant building for restoration. It can only be sold after full restoration. In both cases, a share purchase is possible.
- Short-term rentals are prohibited. Investors with a Greek residence permit cannot rent their property to tourists through Airbnb or similar platforms, but can rent it out long-term.
- Obtain a Greek «Golden Visa» without purchasing real estate. New thresholds have been in effect since 2024. The investment limit for Greek company equity, deposits, and government bonds has increased from EUR 400,000 to EUR 500,000. The minimum investment amount for shares in an investment fund has decreased from EUR 400,000 to EUR 350,000. The threshold for government and corporate bonds admitted to trading remains unchanged at EUR 800,000.
- Family immigration to Greece. Relatives can obtain a residence permit through family reunification. The option is available to spouses/partners, children under 21, and parents of investors. The same rule applies to same-sex marriage, which Greece legally recognized in 2024. After turning 21, children can apply for an independent 3-year residence permit.
- Investors are not required to reside permanently in Greece. Their residence permit will be extended despite regular departures as long as the investment is preserved. However, if an investor plans to obtain Greek citizenship, he or she will need to live in Greece continuously for 7 years and prove successful integration (learn the language to level B1, learn the history and laws, and pay taxes).
What is the «Golden Visa» in Greece? Requirements for a Residence Permit by Investment
The «Golden Visa» is an unofficial term for a 5-year residence permit granted to investors.
A Greek investor residence permit entitles you to the following:
- Travel within the Schengen Area: You can enter other countries for tourism or business meetings for up to 90 days every 180 days.
- Entrepreneurship: You can obtain a residence permit through your own business or startup in Greece.
- Free investment management: For example, you can sell company shares and buy government bonds or real estate within 2 months, and your residence permit will be renewed.
- Education rights for children, who can attend public schools for free.
However, a residence permit for investors does not include the right to work in Greece. To find employment, you must obtain a work permit.
Investing in Greece offers foreigners more than just a residence permit, which opens up travel within ; it also provides the opportunity to preserve and grow their savings. For instance, real estate prices have increased by 7.3% over the past year.
To obtain a «Golden Visa» in Greece, a person must:
- legally enter and reside in the country, for example, with a Schengen visa or another Greek residence permit;
- have sufficient funds for investment: prove the legal origin of the funds;
- confirm that they have a clean criminal record and pose no threat to the security of the country or society;
- be uninfected by any illnesses that could endanger other Greek residents;
- obtain insurance. If you do not work in Greece, have a private policy;
- acquire housing, either your own or rented.
Greek Residence Permit for Real Estate Investment
Many investors choose real estate as a way to obtain a Greek residence permit. Many buy homes for personal use or as vacation homes on the Mediterranean, while others buy them for rental or future resale. The long-term rental yield on Greek real estate reached 5% in 2026.
Depending on the property type and its location, Greece offers several real estate investment options:
| Location | Additional requirements | Minimum investment amount, € |
|---|---|---|
| Regions of Attica, Thessaloniki, Mykonos, Thira, and islands with populations of 3,100 or more | One object with an area of 120 m² | 800,000 |
| Any other region | One object with an area of 120 m² | 400,000 |
| Commercial property converted into residential use (any region) | The property must be officially classified as residential at the time of purchase | 250,000 |
| Listed (heritage) property under restoration (any region) | Restoration must be fully completed in order to renew the residence permit | 250,000 |
You must fully own the property. An exception is for spouses who own the property jointly. You can also obtain a residence permit through inherited property, provided its value meets the legal requirements.
You may purchase a share of a property as long as the price is above the residence permit threshold. You can invest through an EU-registered company that you own.
An alternative to purchasing real estate is a 10-year lease or timeshare of tourist accommodations in Greece. The building must be furnished and located on a plot of at least 150,000 m². The minimum lease price is the same as the price of purchasing real estate: EUR 400,000 or EUR 800,000, depending on the region.
Residence permit without purchasing real estate (for financial investments)
Greece also offers residence permits through financial investments. Many investment options are available in the business and economy sectors. In some cases, it is cheaper to obtain a residence permit through financial investments than through real estate purchases. For example, housing in promising tourist areas requires a minimum investment of EUR 800,000, while financial investments range from EUR 250,000 to EUR 500,000. Additionally, stocks and securities are typically more liquid investments, meaning they can generate higher returns than real estate.
The minimum financial investment amounts required to obtain a Greek «Golden Visa» are listed in the table below:
| Type of financial investment | Minimum investment amount, € |
|---|---|
| Business establishment | 500,000 |
| Shares of a Greek company or a branch in Greece | 500,000 |
| Shares of a venture capital company or venture mutual fund | 500,000 |
| Investment company that deals with real estate in Greece | 500,000 |
| Government bonds with a maturity of at least 3 years | 500,000 |
| Time deposit for a period of 1 year with the right of extension | 500,000 |
| Shares, corporate bonds, and/or Greek government bonds that are traded | 800,000 |
| Shares of a mutual or alternative investment fund | 350,000 |
| Startup shares (no more than 33%) | 250,000 |
A residence permit will be issued to a maximum of 3 foreigners if a foreign company invests in the establishment of a business. These individuals may be board members, shareholders owning at least 33% of the company, managers, or legal representatives. An additional 10 foreigners in management positions are eligible for an EU Blue Card, which is a type of residence permit for highly qualified specialists.
A board member or manager of a company may obtain a Greek «Golden Visa» without investing. A representative of a foreign company branch can also be granted a residence permit without investing if that business’s annual turnover is at least EUR 4 million.
Investments in multiple categories (up to 3) are permitted. The total investment amount must meet the minimum threshold of the category with the highest threshold. For instance, you could purchase government bonds listed for auction, open a deposit account in Greece, and invest in a local company. In this case, your total investment must reach EUR 800,000 — the minimum amount required for investing in listed stocks.
Residence Permit for the Family of the Investor
The investor’s family can obtain a Greek residence permit through family reunification, but only after the «Golden Visa» has been approved. Applications can be submitted by:
- spouse or partner, regardless of gender;
- common children of the spouses or partners who are under 21 years of age and unmarried;
- children of the spouse/partner if they are under 21 years of age and the investor is their guardian;
- parents and grandparents of the spouses/partners.
The residence permit’s validity period will be the same as the one issued to the investor.
If your child received a residence permit through family reunification, they can apply for an independent residence permit upon turning 21. This permit is issued for 3 years. A previous residence permit must be provided, and no other requirements apply.
Step-by-step Guide to Obtaining a Residence Permit Through the Purchase of Real Estate
In recent years, investors seeking residence permits have increasingly invested in Greek real estate, primarily residential properties outside Athens, including tourist attractions and houses undergoing restoration. Purchasing real estate is also a good option for those who want to settle in Greece. However, careful preparation with the assistance of competent lawyers is important for guaranteed residency.
1. Legal Assessment
It’s important to conduct a preliminary assessment of your assets because payment for the purchase can only be made through banks via double-line bank check, credit transfer, or POS terminal. You must provide proof that the funds were obtained legally; otherwise, transfers or payments may be blocked. Therefore, it’s important to consult lawyers who can review your assets and prepare the necessary documents for the bank.
You should also consult immigration specialists to assess your eligibility for residency and identify any potential issues. To obtain a residence permit, an investor must have no criminal record or ban on entry to the EU. Address all of these issues and contentious matters in advance. In the case of a criminal record, prepare an acquittal or work to have the bans lifted.
The process takes 2-3 days to a month.
2. Initial Preparation
There are several tasks to complete before purchasing real estate in Greece:
- Obtain a Greek Tax Identification Number (Αριθμού Φορολογικού Μητρώου — ΑΦΜ). It can be requested through the State Financial Service online, in person, or through a representative (lawyer). A certificate with the number is issued free of charge.
- Obtain documents for legal entry and residence in Greece. If you have a residence permit for an EU country or a Schengen visa, you can enter Greece with this documentation. Otherwise, you will need to apply for a visa, such as a tourist visa. Citizens of certain countries, such as Moldova, can stay in Greece for 90 days without a visa.
- Prepare a power of attorney for a lawyer. While this is not a mandatory step, it will help you avoid the unnecessary burdens associated with the bureaucratic processes of property registration.
Processing time is 1-2 weeks, depending on the number of tasks.
3. Select an Investment and Real Estate Option
Greece offers 4 investment options for real estate, plus the option of renting or timesharing tourist properties. When choosing an option, consider your available funds and your goals, such as whether you want to live in the property yourself or rent it out.
If you choose the most affordable investment option involving property restoration, consider the cost of restoration. It’s best to have a professional assess the property and calculate the expected costs in advance.
You can search for properties for sale in Greece on websites such as www.spitogatos.gr and www.xe.gr or through realtors. In the latter case, you can choose a property remotely.
Processing time: 2-4 weeks.
4. Real Estate Purchase
Before making an offer, it is wise to conduct a legal assessment of the property. This includes determining who the owner is, whether the house is mortgaged, and if there are any other obstacles to the sale. You should entrust this task to lawyers who can quickly request the necessary documents from the land registry.
In Greece, the initial listed price is not necessarily final, so you can negotiate the price. Therefore, don’t hesitate to ask for a discount and cite reasons such as the condition of the property, market prices, and level of demand.
After agreeing on the price, a preliminary purchase and sale agreement is signed. This agreement specifies the obligations of both parties as well as the payment method. Afterwards, the property is taken off the market, and the buyer makes an advance payment of 5–10% of the total cost.
Next, you need to contact a notary who will prepare a declaration of the transfer-of-ownership tax, which is paid by the buyer. Once the tax is paid, the final sales contract is executed. The notary will then register the document in the land registry. At this stage, the cost of the housing is paid in full, the transfer and acceptance certificate are signed, and the real estate declaration (E9) is drawn up.
If you choose the long-term lease option instead of purchasing real estate, you will sign a corresponding agreement for a period of 10 years.
Processing time: 1–2 weeks, depending on the involvement of experienced lawyers.
5. Document Preparation for a Residence Permit
You can prepare the documents during the real estate purchase process because some of them need to be issued in your home country, such as a certificate of no criminal record. You can also purchase insurance. Documents issued in a foreign language must be translated into English or Greek.
Since the application is submitted online, all documents in the dossier must be scanned and converted to PDF format.
Processing times: 1–2 weeks.
6. Apply for a «Golden Visa»
An investor residence permit is issued directly within the state’s territory. You can enter Greece with a Schengen visa or live here legally based on another residence permit. If you do not have this option, you must request a national visa through the Greek consulate.
Applications for residence permits are submitted online through the Integrated Information System (IIS) «Immigration». You must attach scanned copies of the required documents. You will receive an email confirming receipt of your application and providing a serial number. Based on these documents, you can stay in the country until your residence permit is issued.
After your application is processed, you will need to submit biometrics. The Immigration Committee will send an invitation via email. Sometimes, an interview may also be conducted. Remember to bring your passport, digital photo, and payment receipt for the residence permit card. If you are abroad, you can reschedule your visit to the Immigration Committee.
Instead of the investor, his or her authorized representative can submit an application and will be given a certificate of application receipt. Within 12 months, you must enter the country and submit your biometrics.
Processing times: 1 day to submit an application and a few more weeks for biometrics and/or an interview. The waiting time depends on the migration service.
7. Residency Application Status
You can track the progress of your residency application online.
The investor collects the residence permit card using his or her passport. To do so, first make an appointment with the migration authority where you submitted your application. An authorized person can do this for you with a certified copy of your passport.
The processing time for a residence permit is 2 months. However, Greece is actively working to speed up this process. For example, from January to October 2025, Greece issued 80% more investor residence permits than the previous year: 9,394 versus 5,209. With the help of lawyers, you can avoid unforeseen delays and stay on schedule.
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What documents are required?
A list of the basic documents needed to file for an investor residence permit in Greece:
- A certified copy of the international passport.
- A document that proves legal residence in the country, such as a valid visa or residence permit from Greece or another Schengen country.
- An insurance policy issued by a private company.
If you purchase real estate, you will also need:
- A certificate from a notary public describing the details of the purchase and sale agreement for the property.
- An extract from the state registry showing the transaction’s registration.
- A declaration of ownership (E9).
- If the purchase was made through a legal entity, you will need any confirmation that the investor is the sole owner of the business.
- A report from a technical engineer on the conversion of a building from commercial to residential use (if applicable).
- A construction permit issued in the investor’s name (if applicable).
If money is invested in securities or deposited in a bank, an appropriate certificate must be obtained from the relevant Ministry of Development service. The certificate must not be older than 60 days.
For family reunification, the investor’s relatives need to prepare the following documents:
- International passport.
- Entry visa, issued through the consulate.
- Insurance.
- The residence permit of the investor.
- Confirmation of family ties.
State Duties and Other Fees
To obtain a residence permit in Greece, you must pay state duties and other fees. These are separate payments in addition to the main investment.
| Service | Fee, € |
|---|---|
| Residence permit application | 2,000 |
| Residence permit issuance for family members (per person) | 150 |
| Issuance of the residence card | 16 |
There are also additional costs associated with preparing the dossier, such as issuing certificates and translating all documents into English or Greek. You should also consider the costs associated with the move and starting a new life in Greece. Below are some examples of costs that immigrants may face:
- Translation of documents from your native language to English: approximately EUR 20 per page
- Insurance policy for trips abroad for a year: from EUR 48 EUR
- The plane ticket to Athens: starting at EUR 67
- Rent for a one-bedroom apartment in Greece: approximately EUR 430 per month
- Cost of living in Greece: On average, EUR 776 EUR per person per month.
The lawyers’ services are an additional cost. The specific amount depends on the scope of work they perform. To find out what legal services are included and learn abouthe exact prices, sign up for a free consultation with iWorld specialists.
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Ownership Costs and Taxes
In Greece, there are a number of expenses associated with purchasing and maintaining real estate. These expenses include taxes, registration procedures, and notary services.
| Expense category | When payable | Amount |
|---|---|---|
| Property transfer tax for secondary (resale) property (transfer tax / FMA) | One-time, upon completion of the transaction | 3 % of the taxable value |
| VAT (for residential property built after 2006) | One-time; not applicable in all cases | 24 % of the taxable value |
| Notary fees | One-time | 1–1.5 % of the taxable value + VAT |
| Registration of ownership in the Land Registry/Cadastre | One-time | 0.5–0.8 % of the taxable value |
| Unified Property Tax (ENFIA) | Annually | €2–16 per m2, calculated individually |
| Municipal tax | Annually | 0.025–0.035 % of the cadastral value |
| Rental income tax | Annually | 15–45 % |
| Utility and maintenance costs | Monthly | Approx. €190 for an 85 m2 apartment |
| Real estate insurance | Annually | From €25 |
Attorney/legal fees are an additional cost that is not mandatory. These costs are calculated individually and can be 1–2% of the housing price. If you use realtors, their commission is approximately the same amount.
Foreigners in Greece can enjoy special tax benefits:
- A fixed annual tax of EUR 100,000 for 15 years for wealthy investors, including real estate buyers.
- A 7% tax rate on all income received from abroad, which applies to foreign pensioners who have become tax residents of Greece.
- A 50% tax exemption for entrepreneurs doing business in Greece.
These benefits reduce the overall tax burden on immigrants, especially if you plan to start a business in Greece. This is one way the government tries to attract wealthy foreigners to receive residence permits and stay in the country.
Important Limitations and Risks
Owners of a Greek residence permit who invest in real estate must adhere to a number of rules; otherwise, they may receive a large fine or have their residency revoked.
- No short-term rentals or subletting. Real estate purchased to obtain an investor residence permit in Greece cannot be rented out, subleased, or used as an office for a legal entity. Violation results in revocation of residence and a fine of EUR 50,000.
- Obligation to restore the property. If the property was purchased for restoration, all work must be completed in order to extend the residence permit. Otherwise, a fine of EUR 150,000 is imposed. If the owner wants to sell the property before restoration is complete, the residence permit will be canceled, and a EUR 150,000 fine will be issued.
- Minimum area requirement. The area must be at least 120 m², regardless of whether the property is under construction or an already constructed building.
- Properties cannot be combined. To obtain a residence permit, you must purchase one property whose cost complies with the legal requirements. For example, if you buy 2 apartments in Athens for EUR 200,000 and EUR 600,000, a residence permit will not be issued.
- Full ownership of the property. To obtain a residence permit, you must become the sole owner of the property. Joint ownership is only possible for spouses.
Greek Citizenship by Investment: Is it Possible?
Unlike some other countries, it is not possible to obtain Greek citizenship by investment immediately. However, you can obtain a residence permit through investment, and after 7 years, you can apply for Greek citizenship by naturalization.
Before applying for citizenship, you must renew your residence permit. A residence permit for investors is valid for 5 years and can be renewed as long as the investment remains in the Greek economy. As an alternative to extending your permit, you can request a long-term residence permit, which is valid for 5 years. To qualify, you must meet several additional requirements, including demonstrating proof of income, insurance, and proficiency in the Greek language at the B1 level. However, it is not necessary to apply for permanent residence for naturalization.
To obtain Greek citizenship by naturalization, it is not enough to be a «Golden Visa» holder for 7 years; you must also reside in the state. Additionally, you must demonstrate proficiency in the Greek language at the B1 level and pass a test on the country’s history and culture. Similar conditions for investors apply in many EU countries.
Greek citizenship makes you a citizen of the entire EU, giving you the right to freely travel, live, work, study, and do business in any EU country. Not surprisingly, an EU passport is one of the reasons investors immigrate here. To protect themselves from risks, many of them work with lawyers. This is a justified step, especially since European countries are amending their migration and citizenship laws.
With the help of lawyers, you won’t need to read the laws, collect certificates, or deal with the complex process of buying real estate or business shares in Greece. These services will save you time, energy, and in many cases, money. Provide your contact information for a free consultation on EU investment migration.
