European Residency and Freedom of Movement in Greece
Golden Visa Greece
Greece’s Golden Visa is now the only active Golden Visa program in the European Union that still offers a direct real estate route. It grants permanent residency outright and immediate access to the Schengen Area, with no minimum physical stay. It is the most strategic route in the Mediterranean for securing a contingency plan for your assets and extending global mobility to your whole family through property.
- Minimum investment: from €250,000.
- Processing time: approx. 4 to 6 months.
- Minimum stay: no mandatory physical presence.
- Family: extends to your spouse, children up to 21 and the parents of both spouses.
- Validity: permanent residency issued for 5 years, renewable indefinitely.
Eligible Investment Routes
From €250,000
From €400,000
From €400,000
From €800,000
From €250,000
Conversion and Restoration
Applies only to buying property for a change of use (commercial to residential), or for the full restoration of buildings listed as historic monuments. The route with the lowest entry threshold.
From €400,000
Regional Expansion (Tier 2 Areas)
Buying a residential property of at least 120 m² in selected regions outside the high-density metropolitan areas. Ideal for second homes with strong capital growth potential.
From €400,000
Financial Assets
For investors who prefer to keep full liquidity without managing property. Access is available through term deposits in Greek banks, government bonds, or units in authorised local private equity funds.
From €800,000
Premium Assets (Tier 1 Areas)
Investment in residential property of at least 120 m² in the country’s highest-demand and highest-status areas, including Athens, Thessaloniki, Mykonos and Santorini. Built for luxury portfolios and premium returns.
Eligibility Criteria and Requirements
To formally start the process before the Greek consular and immigration authorities, the main investor and their family must meet the following basic criteria:
- Be of legal age
- A clean criminal record in your country of origin and of residence.
- Traceable capital, available to invest.
- Health insurance: full international health cover valid in Greece.
Frequently Asked Questions
Which family members can be included in the application?
The main applicant can include their spouse, children under 21 and — very competitively compared with other programs — the parents of both spouses, securing residency for the whole family.
Beyond the traditional real estate route, what other investment options exist in Greece?
While the real estate route from €250,000 is the most sought after for physical assets, the rules allow you to diversify through financial assets: local shares, Greek government bonds or authorised private equity funds, with a minimum of €400,000 in those cases.
Does the Golden Visa oblige me to declare and pay tax on my worldwide income in Greece?
Not automatically. On our conservative reading of the tax rules, obtaining immigration residency does not trigger international tax liability. An investor only has to declare worldwide income in the destination country on becoming a tax resident, which normally happens after more than 183 days physically in Greece in a calendar year. If you do not move your tax residency, you are taxed only on locally generated income, such as rent from the property.
What health and background requirements does the Greek government impose?
To make sure the case is viable before filing, the main applicant and their dependants must provide a completely clean police clearance certificate issued by the authorities in their country of origin. The rules also require a health insurance policy from an authorised provider giving comprehensive cover within Greece.
What checks are made on the funds I am going to invest?
As a program of high international standing, financial transparency is essential. The investor has to file a solid case documenting both the free availability and the traceability of the capital. That means bank statements and consistent supporting documents certifying the lawful origin of the funds before any international transfer is made to the receiving account in Greece.
Do I have to live in Greece to keep the visa valid?
No, and this is one of the program's biggest strategic advantages over other options worldwide. The Greek government imposes no minimum annual stay. You and your family can choose never to travel to the country, or to visit only on holiday, and the 5-year permanent residency stays fully valid and renewable indefinitely, as long as you keep ownership of the investment.
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