Greece Golden Visa 2024 – The Ultimate Guide by Experts

The Greece Golden Visa Program – also known as the Greece Investment Visa – is a perfect option for those who seek to obtain EU residency and access the world at large, as the program provides incredible advantages, from access to a thriving real estate market and high returns on investment to visa-free travel within the Schengen Area and incredible tax benefits.

This article serves as a comprehensive guide, highlighting the benefits of the Greek Golden Visa, the essential criteria for eligibility, the required documents, the application process, fees, and renewal options.

• What is the Greece Golden Visa program?
• Greece Golden Visa benefits
• Greece Golden Visa statistics
• Greek Golden Visa eligibility criteria
• Investment options for the Greek Golden Visa program
• Golden Visa Greece: Application processing timeline
• How to get the Golden Visa Greece: Step-by-step
• Documents required for the Greek Golden Visa program
• Greece Golden Visa program fees
• Greece Golden Visa renewal process
• Greece Golden Visa dependents
• Greek taxes and deductions for Golden Visa holders
• How to get Greek Citizenship through Golden Visa

What is the Greece Golden Visa program?

Introduced by the Greek government in 2014 to boost the Greek economy, the Greece Golden Visa program is a residency-by-investment scheme that enables non-EU/EEA nationals and their family members to acquire permanent residence permits in Greece. It is one of the most successful investment programs in Europe.

To qualify for the Greek Golden Visa program, applicants must first have a clean criminal history and place an investment in Greece with a current minimum value of €250,000 – if placed in real estate.

The Greece Golden Visa has had significant changes recently, including the €800,000 qualifying real estate investment. This applies to purchases in northern and central provinces, the South Athens Attica region, and the municipalities of Thessaloniki, Mykonos, and Santorini. You can also invest in other Greek regions by purchasing a property in value of €400,000.

A Greece Golden Visa holder can become a Greek citizen by naturalization after seven years of continuous residence in Greece with at least 183 days of physical residency for each of the seven years. Greece’s naturalization process also requires applicants to demonstrate fluency in the Greek language. The Greece Golden Visa 2024 is ideal for those who want to obtain European citizenship as its benefit of providing permanent residency allows applicants to maintain residence long enough to be naturalized. 

Golden Visa Greece August 2024 update

As of August 31st 2024, there have been Greek Golden Visa new rules. The new tier system has brought forward increased minimum investment amounts as follows:

• Tier one: Regions including the entire Administrative Region of Attica, Thessaloniki, Mykonos, Santorini, and islands with populations exceeding 3,100-€800,000.
• Tier two: All other regions of Greece-€400,000.

Two additional tiers offering reduces minimum investment are available:

• Tier three: Commercial properties converted to residential use, applicable irrespective of the property’s location or size, with the conversion needing to be completed before applying for the visa-€250,000.
• Tier four: Restoration of listed buildings, with renovations required to be finalized within five years of residency to renew the visa-€250,000.

New Greece property investment conditions:

• Investors cannot offer properties as short term rentals.
• Under tier three, the property cannot be used as registered company headquarters. 

Any violations can result in a €50,000 fine and a revocation of the residence permit. 

Golden Visa Greece September 2024 update

In September 2024, Greek Prime Minister Kyriakos Mitsotakis announced plans to introduce a new investment option for the Golden Visa program. By investing a minimum of €250,000 in Greek startups, foreign investors can get a five-year residence permit. Additional details, such as an implementation date or whether the investment will be limited to certain businesses or locations, have not yet been announced.

Greece Golden Visa Benefits

The Greece Golden Visa is arguably one of the most competitive Golden Visa schemes in the entire European Union, and its many advantages make it quite alluring for investors and their families. While you should consider both the benefits and drawbacks of Greece’s Golden Visa, some of the main benefits of acquiring this visa are undeniable, including the eligibility of your immediate family, access to an excellent education system, and visa-free travel across Europe’s Schengen zone.

Other benefits of the Greek Golden Visa are as follows:

1. Inclusion of immediate family members: Residency extends to the entire family, which includes children under the age of 21 and dependent parents of both the applicant and their spouse.
2. Access to excellent healthcare: Permanent residence visa holders can access Greece’s highly-rated healthcare system (if they meet the eligibility criteria to apply for it) and benefit from free and equitable services, as well as incredible medical insurance spread across the public and private sectors.
3. Access to an excellent education system: Children of applicants can benefit from Greece’s well-respected education system, which is available to all residents and citizens.
4. Visa-free travel in Europe’s Schengen Area: As part of the European Union and a member state of the Schengen Area, Greek residence permit holders can travel without hassle within the EU and the Schengen Area.
5. Tax deductions and benefits through the non-dom regime for investors: The Greece Golden Visa tax implications can be reduced through the Greece Non-Dom tax regime. It is a unique scheme allowing foreign nationals who transfer their tax residence to Greece to avoid paying tax on foreign income by paying a lump-sum annual tax.
6. High returns on investment: Greece Golden Visa holders have the option to rent out their purchased investment property or hold shares in a company registered in Greece and receive dividend income. This means they can continue to have positive cash flow while maintaining their investments.

Greece Golden Visa Statistics

The Golden Visa in Greece is one of Europe’s most competitive Golden Visas, seeing incremental growth over the years due to its many alluring benefits. In 2022, 28,767 Greek Golden Visas were granted to investors and their families. This resulted in an economic boom in Greece, providing the nation with over €2.6 billion worth of income from foreign investment.

Residence permits to investors/real estate owners per year

Source: Ministry of Migration and Asylum / General Secretariat for Immigrations Policy (31.12.2021)

Nationalities:

• China: 6,405 applicants
• Turkey: 618 applicants
• Russia: 596 applicants
• Lebanon: 304 applicants
• Egypt: 250 applicants
• Iran: 194 applicants
• Iraq: 135 applicants
• Ukraine: 112 applicants
• USA: 103 applicants
• Jordan: 86 applicant

Greek Golden Visa Eligibility Criteria

To qualify for the Greek Golden Visa program, you must fulfill the following Greece Golden Visa requirements:

• Be over the age of 18 at the time of application
• Be non-EU citizens
• Have no criminal record
• Make a significant investment as stipulated by the Greek government and provide proof of the respective financial investment
• Have Greek private health insurance which shall cover all health and safety risks

It’s important to note that you no longer need to visit Greece to start the Golden Visa application process.

Investment Options for the Greek Golden Visa Program

The Greece Golden Visa investment requirements for real estate have changed significantly as of 2023. Please take note that the minimum investment amount for Greece Golden Visa in 2024 of €800,000 if the investment is made in northern and central provinces, the South Athens Attica region, and the municipalities of Thessaloniki, Mykonos, and Santorini.

There’s also a Greece 250K Golden Visa available, which is a separate category under the Greece Golden Visa 2024 program.

Several alternative investment options for the Golden Visa in Greece include government bonds, venture capital fund shares, and investing in shares of real estate investment companies.

Real estate investment options

As of August 31, 2024, the Greece Golden Visa Program will feature updated investment options with two primary tiers based on geographic zones:

Tier 1 investment

With an investment of €800,000, Tier 1 targets high-demand areas like Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100 residents. This tier requires the purchase of a single property that is at least 120 square meters, offering investors a prime opportunity to secure valuable real estate in some of Greece’s most sought-after locations.

Tier 2 investment

Tier 2 of the Greece Golden Visa program offers a more accessible entry point with an investment of €400,000, focusing on all other regions of Greece. Golden Visa Greece 500,000 tier is designed to stimulate growth in less populated and emerging areas, encouraging investors to explore the diverse opportunities beyond the major urban centers. Similar to Tier 1, the property must be a single unit of at least 120 square meters.

In addition, there are also options for lower thresholds:

Tier 3 investment

For those seeking a lower investment threshold, Tier 3 of the Greek Golden Visa program requires €250,000 and targets properties converted from commercial to residential use. This option is open to any location and property size, as long as the conversion is completed before applying for the Golden Visa. 

Tier 4 investment

Tier 4 also requires an investment of €250,000, but it focuses on properties of historical or cultural significance. Investors must fully restore or reconstruct these properties, preserving Greece’s rich heritage while gaining access to the benefits of the Golden Visa. This tier appeals to those interested in contributing to the conservation of Greece’s cultural landmarks and benefiting from the Greece Golden Visa scheme.

Below is a map of the eligible real estate investments in the Greek region of Attica.

Conditions for purchasing property in Greece

Certain conditions that must be met in order for an investor to proceed with the purchase of a property, namely:

• That they are the sole and rightful owner of 100 percent of the company’s shares if they purchased the property through a legal entity
• That they own the property

Leasing Property in Greece

To qualify for the Golden Visa through property leasing in Greece, you must sign a ten-year lease or timeshare agreement equivalent to the purchase cost for hotel accommodations or furnished tourist residences within designated resorts.

Concerning property investment for the Greek Golden Visa, if investors choose to sign a lease for hospitality accommodation, the contract must cover a minimum period of ten years and a rental sum of €250,000. It must be paid in a single payment of rent for the equivalent of the ten-year leasing of the property.

Once these conditions are fulfilled, investors can maintain their permanent residency by retaining their investment and renewing their investment residence permits for the Golden Visa program every five years. For Athens, Thessaloniki, Mykonos, and Santorini, the total contractual rent of the hotel accommodation or tourist residence rentals is determined at €500,000 and be paid in full before submitting the request for the grant of a permanent investor residence permit.

Important: The Greek government enforces strict regulations on real estate investments. Greece Golden Visa properties cannot be used for short-term rentals (such as holiday accommodations) or as company headquarters. Violating these rules may lead to the cancellation of your residency permit and a fine of €50,000.

Alternative investment options for the Greek Golden Visa

You’ll also qualify for Investor Visa Greece if you fulfill one of the following criteria:

Capital contribution

• An investment of at least €500,000 in a company registered or operating in Greece (excluding portfolio and real estate investment firms). This investment can be used to acquire shares during a capital increase or bonds listed on regulated markets or multilateral trading platforms in Greece.
• An investment of at least €500,000 in a real estate investment company focused exclusively on Greece, allocated for acquiring shares in a share capital increase.
• Invest a minimum amount of €500,000 in a closed-end investment company or a closed-end mutual fund under the condition that these alternative investment entities exclusively intend to invest in companies based or established in Greece.

Share, corporate bonds, or government bonds

• Acquisition of shares or corporate bonds through a minimum investment threshold of €800,000, which are either listed for trading or actively traded on regulated markets or multilateral trading platforms operating in Greece
• Acquisition of Greek government bonds through a minimum investment threshold of €500,0000 and a remaining maturity of no less than three years at the time of purchase, facilitated through a domestic credit institution established in Greece, which will also serve as the custodian for these bonds
• Acquisition of €350,000 in units from a mutual fund incorporated in Greece or another country, with the explicit purpose of exclusively investing in shares, corporate bonds, and/or Greek government bonds that are either listed for trading or actively traded on regulated markets or multilateral trading platforms operating in Greece.
• Acquisition of units or shares with a minimum purchase value of €350,000 from an alternative investment fund established in Greece or another EU country, dedicated exclusively to investments in immovable property within Greece.

Capital transfer

• A fixed-term deposit of at least €500,000, held in a Greek bank account or other national credit institution, maintained for a minimum of one year with an automatic renewal arrangement in place

Golden Visa Greece: Application Processing Timeline

How To Get The Golden Visa Greece: Step-By-Step

The steps to qualifying for the Greece Golden Visa are few and simple. All applicants must make a substantial investment in the country, whether in real estate, Greek government bonds, or other capital funds. Regardless of their choice, the process will look the same for everyone; here are the steps:

1. Obtain a Greek Tax Identification Number

First, the applicant needs to obtain a Greek tax identification number (Arithmos Forologikou Mitroou), also known as AFM. This process can be managed remotely without needing to visit Greece, in case you have a representative to take care of it on your behalf or through the Consulate.

2. Open a bank account in Greece

After obtaining the AFM, a bank account in Greece can be opened. This can also be done remotely.

It will be through this account that all movement for the payment of your investment must be made to apply for the Golden Visa. Note that opening a bank account in Greece is not mandatory for Real Estate investments.

3. Gather all documentation for the main applicant and dependents

You’ll need to collect the correct documentation for yourself and any dependents you’ll include on the application.

4. Make the Greek Golden Visa investment

After completing the process of opening your bank account in Greece, you can begin the process of investing.

5. Request the Greek Golden Visa

Once you have completed the investment, the application process for the Golden Visa for the main applicant and dependents can be made.

Please note that applicants don’t need a visa to enter Greece if they choose to invest in real estate. In that case, the residency permit can be requested directly in Greece. For all other investment types, the applicant will need a special visa (D Category) to enter the country.

After the submission of your residence application, you will need to visit Greece in order to submit your biometrics (photograph and fingerprints) to the relevant authorities.

6. Receive your Greek Golden Visa

After applying for the temporary Greek residence permit and collecting your biometrics, you will receive the approval of the Golden Visa application and get your Golden Visa Residence Card/s (initially, you will receive a blue certificate, which is a temporary residence card until the final issuance of the Golden Visa card). The residence permit will be valid for five years.

Documents Required for the Greek Golden Visa Program

The Greek Golden Visa legal requirements include several documents that must be submitted for an investor to be considered for a permanent residence permit. These documents must first be certified with an apostille stamp or by the nearest Greek Embassy or consulate and must be translated into Greek before submission. Certified translations can be provided by either the Translation Service of the Ministry of Foreign Affairs or a member attorney of the Greek Bar Association.

The current required documents for the Greece Golden Visa application are:

• Application form: Submit two copies of the Greece Golden Visa application.
• Passport: Provide a certified copy of all passport pages; it must be valid with at least two blank pages and issued within the last ten years.
• Passport photos: Include four recent passport-sized photos that meet Schengen Visa photo requirements.
• Proof of investment: Submit a notarized real estate purchase agreement or relevant investment documents.
• Proof of funds: Provide documentation showing the source of investment funds, such as bank statements.
• Health insurance: Submit a certified health insurance policy covering medical expenses in Greece for you and your family.
• Criminal record: Provide a certificate of good conduct issued within the last six months.
• Medical certificate: Include a certificate confirming you are free of contagious diseases.
• Proof of payment: Provide evidence of application fee payment.
• Occupational information: Depending on your investment, submit a CV or proof of occupation.
• Family documentation: If applicable, include certified marriage and birth certificates for dependent family members.

Greece Golden Visa Program Fees

There are extra fees to consider on top of your investment sum, including legal fees, translation fees, tax fees, and other administrative costs. If you choose the real estate property investment route, you can expect to pay around 11 to 12 percent of the investment property value.

Some estimated costs to consider for real estate property investments: 

• Application fee main applicant – €2,000
• Application fee each family member – €150 (children under 18 exempt)
• Processing fee for the residence permit per person – €16
• Additional costs may include legal fees and notary fees, typically amounting to 8-10% of the total investment.

Fees related to the real estate purchase:

• Property Transfer Tax: Approximately 3.09% of the property’s value
• Notary Public Fees: 1% to 1.5% of the property’s value
• Land Registry Fee: Approximately 0.6% to 0.8% of the property’s value

Note that these are not fixed prices; they are estimated fees.

Greece Golden Visa Renewal Process

Permanent residence permits obtained through the Greek Golden Visa have a five-year validity period and require renewal every five years while retaining the investment to maintain permanent residency. To renew your Greek residence permit, you must submit specific documents and meet set conditions.

The documents needed to renew Greek Golden Visa residence permits are primarily:

• An application form
• Four recent colored passport photos
• A certified copy of all pages of a valid passport
• A certified copy of your previous permanent residence permit
• Certified proof of active Greek health insurance

Relevant authorities may request additional documents for Greece residency by investment permit holders.

The conditions you will need to meet in order to renew your Greek Golden Visa residence permit are:

• You remain the full owner of the purchased real estate property, or you maintain your investment
• You’ve ensured all relevant leases and contracts are still valid and abide by government requirements

Greece Golden Visa Dependents

Here are the regulations around dependents of the Greece Golden Visa:

Who’s included?

• Spouse or partner: The applicant’s spouse or registered partner, recognized either in Greece or by the Greek Consular Authority, is eligible to join the application.
• Children under 21: Unmarried children of the applicant or their spouse/partner who are under 21 years of age are included.
• Spouse/partner’s children under 21: Unmarried children under 21 of the applicant’s spouse or partner are also eligible, provided the applicant has legal custody.
• Parents of the applicant and spouse/partner: The parents of the applicant and their spouse or partner, as direct first-degree relatives, can also be included.

Notes on dependents

Please take note of the following:

• Unmarried partners: Unmarried partners are not recognized as family members and cannot be included as dependents in the Golden Visa application.
• Dependent children: Children are eligible for residence permits as dependents until they turn 21. After reaching 21, they can apply for an independent residence permit, separate from the main applicant’s permit.
• Children aged 21-24: Unmarried children between 21 and 24 can apply for their own residence permit, valid until they turn 24, with the option to renew.
• Dependent parents: Parents included as dependents are granted residency through family reunification, but they are not allowed to work in Greece. There is no age limit for dependent parents; as long as they are direct first-degree ascendants, they can be included in the Golden Visa application.

Greek Taxes and Deductions for Golden Visa Holders

In December 2019, Greece introduced a new non-domicile tax regime, one of the best tax incentive programs available, which enables foreign nationals who relocate their tax residence to Greece to exempt foreign income from taxation by paying a fixed annual tax of €100,000.

This regime is available for taxpayers who were not Greek tax residents for the previous seven of the eight years prior to the transfer of their tax residence to Greece and who invested at least €500,000 in real estate, businesses, or transferable securities or shares in legal entities based in Greece, either themselves or their relatives (i.e. spouses and those in the ascending or descending line), or through a legal entity in which they hold the majority of the shares.

A distinct feature of the non-dom regime is that the tax exemption is extendable to relatives of the non-dom resident, provided they pay an additional annual fee of €20,000 per resident. Additionally, Greece has a double taxation treaty with 57 countries, allowing many Golden Visa holders to avoid double tax.

The country has also provided various incentivized programs for foreigners living in Greece as tax residents. Retirees, digital nomads, and other expats may be exempt from specific taxes or pay a reduced rate. However, investors will be required to pay a certain percentage of tax on income they receive within Greece. Real estate property owners must pay any tax accrued from their acquisition, including property tax and rental income tax.

Countries that have a double taxation treaty with Greece:

Although these tax benefits for part-time residents are alluring, the longer investors spend in the country, the more eligible they become to apply for citizenship by naturalization and acquire Greece’s golden passport. By obtaining permanent residency and establishing continuous domicile in Greece, Golden Visa holders and investors become tax residents and are thus obligated to comply with Greece’s taxation laws.

Income taxation applies to all tax residents in Greece, including Golden Visa holders who have established indefinite residency in the country. This includes taxation on foreign income, such as investments, pensions, and other types of income generated overseas. However, there is a flat seven percent tax rate for the first ten years on all foreign income brought into Greece. Additionally, as previously stated, foreign investors can choose the non-dom tax status, which grants them the option to pay a fixed lump-sum tax fee instead of being subject to the standard tax rates on foreign income.

Aside from property taxation, Greece also has gift and inheritance taxes that residents are subject to based on kinship:  

• Category A: For spouses, parents, children, and grandchildren;
• Category B: For siblings, grandparents, great-grandparents, and great-grandchildren;
• Category C: For all other relatives.

To be sure of which tax laws apply to you, it would be advisable to seek consultation from an international migration agency or a local tax lawyer.

How to Get Greek Citizenship Through Golden Visa

Greece doesn’t offer citizenship by investment, but you can apply for citizenship by naturalization after spending seven years in Greece for at least 183 days each year.

Investors also have to meet additional requirements, such as demonstrating integration into Greek society and passing a language test. Applicants have to pass a Greek language exam at a minimum level of B1, according to the Common European Framework of Reference for Languages (CEFR). This test is known under the name Greek citizenship test.

How Can Global Citizen Solutions Help You?

Global Citizen Solutions is a boutique migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments. 

We guide you from start to finish, taking you beyond your citizenship or residency by investment application. 

Frequently Asked Questions about the Greece Golden Visa

What is the Golden Visa scheme in Greece?

The Golden Visa in Greece is a European residency by investment scheme whereby non-EU/EEA citizens are granted legal  residence in return for a qualifying investment in the nation. The investment usually comes in the form of real estate, shares of a Greek company, or an investment in public debt.

What are the benefits of applying to the investment program?

Key benefits include the chance to live in Greece indefinitely through a residence permit eligible for renewal every five years. The program provides:

• Visa-free access to the European Union.
• Relocation of your entire family to Greece.
• Owning real estate property with the opportunity to rent it out and gain back returns.

The country also has numerous double tax treaties, and Golden Visa holders have the option to acquire non-dom status, allowing them to avoid Greece’s progressive tax rates by paying an annual lump-sum tax.

Can I buy Greek citizenship?

You cannot buy Greek citizenship, and the Golden Visa Greece citizenship pathway requires the standard period of naturalization.

While Greece immigration by investment does not lead to citizenship directly, citizenship by naturalization is possible after living in Greece for seven years. Additionally, to obtain Greek citizenship, you must have spent a minimum of 183 per year in the country and be a registered tax resident during those seven years, pass a Greek citizenship test, and show a genuine connection to the nation.

Provided you fulfill these criteria, you become eligible for a Greek passport.

Are there any restrictions in place for purchasing real estate in Greece?

At present, there are no restrictions in place for purchasing real estate. Unlike some Golden Visa countries, Golden Visa Greece property hotspots and all types of properties are available to foreigners in all regions of Greece. Investing in Greek property for residency requires a qualifying real estate investment of €400,000.  

The minimum investment sum is €800,000 for real estate investments in northern and central provinces, the South Athens Attica region, and the municipalities of Thessaloniki, Mykonos, and Santorini. You can also purchase property valued at €250,000 if it’s been converted from residential to commercial use or property with cultural significance which was restored.

The Greek Golden Visa real estate options include an outright purchase or a ten-year lease of hospitality accommodation. 

How long does it take to get my Golden Visa?

The average processing time for a Greece Golden Visa is three to five months. Once your application has been approved, it usually takes about 2 months to receive your residence permit but you may wait longer if there is a backlog.

Do I have to go to Greece for my application?

You don’t need to visit Greece before or during the Greek Golden Visa application process. However, you will need to go to Greece to submit your biometric data once your visa has been approved in order to receive your residence card permit.

What family members can I include when applying for a Golden Visa?

Third-country nationals seeking family eligibility for the Greece Golden Visa applications can include their spouse, unmarried dependent children under age 21, unmarried dependent children of the spouse under age 21, and the primary applicant/spouse’s parents and grandparents. Essentially, the visa program extends to the entire family. 

Can I work in Greece with a Golden Visa?

The Greece Golden Visa does not include automatic work rights. Golden Visa holders must obtain a separate work permit to be eligible for employment in Greece.

Is Greek citizenship possible?

The Greece Golden Visa program does not grant citizenship through investment. However, after seven years, you may be eligible to apply for naturalization in Greece as long as your spend 183 days of physical residency in Greece every year. Applicants must also pass a Greek language proficiency test to fluency level.

The Greece Golden Visa allows one to reside in the country for the necessary duration to become eligible for naturalization.

What other Golden Visa programs exist?

There are several Golden Visas across Europe. The Greek program has notable similarities to the Portugal Golden Visa, a residency by investment scheme allowing foreign investors to gain residency in Portugal.  

You can get more information in our Greece versus Portugal Golden Visa comparison article.  

Can I retire in Greece after Brexit?

Following Brexit, British expats now follow non-EU/EEA procedures to apply for Golden Visas. However, British passport holders can stay in Greece for up to three months without requiring a visa. Before their travel permit expires, they must apply for legal residency.

Is it necessary to hire a lawyer to collect all documents?

It is recommended to hire a lawyer to ensure that you have all the necessary documents per Greek immigration law and the requirements set by the relative Greek authorities.

Can a non-EU investor travel to other countries within the EU with the Greek permit granted to real estate owners?

The permanent residence permit granted to non-EU citizens who qualified for the Greece Golden Visa program through real estate investment provides visa-free access to European countries in the EU and within Europe’s Schengen zone. 

Can Americans apply for a Golden Visa in Greece?

Citizens of the United States are among those eligible to apply for Golden Visas in Greece. Many Americans living in Greece have already benefitted from this immigration investment scheme.  

Are there any restrictions on selling the property purchased for a Golden Visa?

Buyers who purchase property through Greek Golden Visa real estate agents are free to recoup their investment at any time. However, a property purchased to obtain a Golden Visa in Greece must be held for the duration of the visa’s validity to maintain a Greek residency permit.  

Golden Visa holders who choose to sell their qualifying real estate investment may be able to maintain their Golden Visas if the property was sold to purchase a new property of equal value. 

How can you get Greek citizenship by investment?

Citizenship by investment is not a division of the Greek Golden Visa program. You can only acquire permanent residency in Greece through private or commercial property investment or engaging in the country’s economy with a substantial contribution.

You cannot directly pursue Greece citizenship by investment; however, you may apply for citizenship by naturalization after seven years of lawfully residing in Greece and fulfilling residency and Greek language requirements.

How much do I need to invest in Greece to receive a Golden Visa?

To invest in Greece and make a qualifying investment for the Greece Golden Visa, you’ll need to purchase real estate property for a minimum of €250,000 (or €800,000 in specific areas), or invest a minimum of €400,000 in government bonds or capital shares. 

Can you get a mortgage for a Golden Visa?

You can get a mortgage to buy a property through the Greece immigration investment program, provided the mortgage does not cover the required minimum investment amount. Golden Visa applicants must finance the qualifying investment entirely from overseas funds.

Are unmarried partners entitled to Golden Visas in Greece?

Greece Golden Visas for family members does not extend to unmarried partners or cohabiting couples, except if they enter into a cohabitation agreement in Greece or their origin country, depending on their nationality. This option needs to be analyzed case by case.

Is it possible to rent the real estate property to third parties?

Third-country nationals who have obtained Greek Golden Visas by purchasing real estate are legally permitted to rent out their property to third parties while maintaining their visa status. However, short term stays are strictly prohibited and could lead to a fine of €50,000.

Who is eligible for Greek Golden Visa?

To qualify for the Greek Golden Visa, you must:

• Be a non-EU citizen
• Be over the age of 18 at the time of application
• Have no criminal record
• Make a significant investment as stipulated by the Greek government and provide proof of the respective financial investment
• Have a Greek private health insurance which shall cover all health and safety risks

How much does the Greek Golden Visa cost?

The estimated fee for the Greek Golden Visa, is based on the investment option selected. The application fee for the main applicant is €2,000 and €150 for each family member.

Is Greek Golden Visa worth it?

Considered one of the most successful investment programs in Europe, the Greece Golden Visa offers applicants an array of advantages. Some of the program’s key benefits include the opportunity to make profitable investments in Greece, EU residency, visa-free travel in Europe, and a pathway to Greek citizenship.

What are the disadvantages of Greece Golden Visa?

One of the biggest drawbacks of the Greek Golden Visa program is the Greece Golden Visa cost. The visa has minimum investment requirements, which can be substantial for some people. Additionally, men between 19-45 residing in Greece must serve in the Army for 12 months of the Navy and Air Force for 8 months.

Can I live anywhere in Europe with a Greek Golden Visa?

The residency permit granted through the Golden Visa allows you to legally reside in Greece. It also allows for visa-free travel in Europe’s Schengen Zone.

The visa is an indirect route for Greek citizenship and passport, which allows holders to legally live anywhere in the European Union.

Do I need to move my tax to Greece?

If you obtain a Greek Golden Visa, you are not required to change your tax residency to Greece as there is no minimum-stay requirement. This means that you are not obligated to pay taxes in Greece unless you reside in the country for more than 183 days per year.

Are there higher education options for Greece Golden Visa holders?

As a Golden Visa holder legally residing in Greece, if you or your child graduates from a Greek high school, you will have the same access to higher education as Greek nationals. This means you and your children will pay the same tuition fees as Greek citizens.