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Greece Golden Visa
The Greece Golden Visa program lets you obtain long-term EU residence rights through a real estate or capital investment. Following the 2024 reform, minimum investment thresholds are now tiered by region at €250,000, €400,000 and €800,000. As World Company Setup, we provide end-to-end professional support, from choosing the right investment route to finalizing your application.
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World Company Setup Greece Golden Visa Services
The Greece Golden Visa grants investors and their families long-term residence rights within the European Union. In high-demand areas such as Athens, Thessaloniki, Mykonos and Santorini, the minimum investment has risen to €800,000, while other regions require €400,000. The €250,000 threshold remains available only for converting a commercial property into residential use or restoring a listed building. Our World Company Setup team helps you identify the right investment route and manages your application from start to finish.
Table of Contents
Getting a Golden Visa in Greece
The Greece Golden Visa program offers an attractive option for foreign investors who want to invest and obtain the right to settle in Greece. It allows you to earn residence rights in an EU member state through real estate investment, an investment fund, or other qualifying investment routes.
What is the Greek Golden Visa Program?
The Greek Golden Visa grants foreign investors and their families a long-term residence permit, giving them access to the European Union. It grants not only the right to reside but also free movement within the Schengen Area; however, it does not grant the right to work in Greece.
2026 Investment Thresholds: €800,000 / €400,000 / €250,000
Following the reform that took effect in 2024, minimum investment amounts for the Greek Golden Visa are now split into three regional tiers. As of 2026, real estate in high-demand areas must be a single property with a minimum size of 120 m²:
| Region | Minimum Investment | Condition |
|---|---|---|
| Athens, Thessaloniki, Mykonos, Santorini and other high-demand areas | €800,000 | Standard real estate investment (min. 120 m²) |
| Other regions of Greece | €400,000 | Standard real estate investment (min. 120 m²) |
| All regions (exception) | €250,000 | Only for converting a commercial property into residential use or restoring a listed building |
Key 2026 rule: Properties acquired under the Golden Visa may not be offered as short-term (Airbnb-style) tourist rentals. The property can only be rented long-term or used by the investor. Complying with this rule is essential to keep your residence permit valid.
Investment Options for the Greek Golden Visa
There are several investment routes available: real estate investment (according to the regional thresholds and the 120 m² rule above), participation in an investment fund starting at €400,000, or a term deposit/government bond investment. For the real estate route, standard tiers require a single property, while the €250,000 exception allows purchasing multiple units.
Once approved, you receive a 5-year Golden Visa. During this period you may stay in Greece and enter the Schengen Area; the permit can be renewed every 5 years provided the investment is maintained. To compare other programs, see our Dubai Golden Visa and Montenegro Golden Visa pages.
Greece Golden Visa Application Fees and Costs
The costs of applying vary depending on the investment type and region chosen:
Real Estate Investment: You must purchase property worth €250,000, €400,000 or €800,000 depending on the region. Additional costs include title deed fees, notary fees and legal fees.
Investment Fund: Requires a minimum contribution of €400,000; fund management fees should also be considered.
Deposit / Government Bonds: These routes also require a specific minimum amount and typically involve banking transaction costs.
Advantages of the Greece Golden Visa
Free Travel within the EU: The Golden Visa grants free movement within the Schengen Area under the 90/180-day rule.
Family Coverage: Investors may include their spouse, children up to age 21, and both sets of parents in the application.
Right to Live in Greece: You gain the right to reside in Greece for as long as you wish, although permanent residence and citizenship require a minimum period of actual physical presence.
Path to Greek Citizenship: After 7 years of genuine residence (at least 183 days per year) and passing a B1-level Greek language requirement, you may apply for citizenship.
Restrictions: The Golden Visa does not grant a work permit, and short-term (Airbnb-style) rentals of the purchased property are prohibited.
High Quality of Life: Greece offers an excellent quality of life thanks to its climate, rich history, cultural heritage, and well-developed healthcare and education systems.
Greece Real Estate Investment Costs
Real estate purchase remains the most common route for the Greece Golden Visa. Depending on the region, this investment starts at €250,000, €400,000 or €800,000, and the total cost typically includes:
| Cost Item | Approximate Rate / Amount |
|---|---|
| Real Estate Purchase Price | Starts at €250,000 / €400,000 / €800,000 depending on region |
| Title Deed Fee and Notary Fees | Approx. 1.5%–3.09% of the property price |
| Lawyer Fees | Approx. €1,000–€2,000 |
| Real Estate Commission | Approx. 1%–2% of the property price |
Note: The amounts and rates above are current as of July 2026 and may change over time. Before planning your application, we recommend confirming the latest figures directly with the relevant official authorities (the Greek Ministry of Migration and Asylum, land registries, notaries and tax offices). For up-to-date guidance, feel free to contact our team.
Last updated: July 2026
FREQUENTLY ASKED QUESTIONS
Greece Golden Visa frequently asked questions.
No, the program is still active. Following the 2024 reform, minimum investment thresholds were raised regionally to €400,000 and €800,000, while the €250,000 option is now limited to conversion and restoration projects.
Yes, but only for converting a commercial property into residential use or restoring a listed building. Standard real estate investments now require €400,000 or €800,000 depending on the region.
The Golden Visa does not grant citizenship directly. However, investors who genuinely reside in Greece for 7 years (at least 183 days per year) and meet the B1 Greek language requirement may apply for citizenship.
No, the Greece Golden Visa does not grant a work permit. It only provides residence rights and free movement within the Schengen Area.
Yes. The investor's spouse, children up to age 21, and both sets of parents can be included in the application.
There is no continuous residence requirement to maintain the Golden Visa itself; however, permanent residence and citizenship applications require a minimum period of actual physical presence.
Once the investment is completed, the Golden Visa application is typically finalized within a few months, depending on the completeness of the file and the workload of the relevant authorities.
Long-term rental is generally permitted, but short-term (Airbnb-style) rentals may be restricted in certain regions, so it's important to check current local regulations.
Golden Visa applications generally expect a significant portion of the investment to come from equity; mortgage conditions vary by bank, so current terms should be confirmed directly.
Total cost includes the chosen investment amount (€250,000 / €400,000 / €800,000) plus title deed fees, notary fees, legal fees and real estate commission. We recommend confirming exact current figures with official authorities.
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