TL;DR: The Greece Investment Visa offers EU residency from just €250k, making it the most affordable residency by investment in Europe. In 2024, it attracted 9,200+ applications and €2.32B in investment, driven by strong demand for Greece property investment in Athens, Thessaloniki, and Crete. Benefits include a five-year renewable residency permit, visa-free Schengen travel, family inclusion, no minimum stay, and rental yields up to 8%. With flexible routes via real estate, bonds, and capital markets, the Greece Golden Visa is a leading choice for investors seeking EU access, lifestyle benefits, and long-term value.
Introduction
The Greece Golden Visa program has firmly established itself as a leading option for applicants interested in residency by investment (RBI) or Golden Visas. In 2024, the program set new records, attracting nearly 9,300 applications and generating over €2.3 billion (approximately USD 2.5 Billion) in foreign direct investment.
This growth highlights the program’s sustained attractiveness, providing non-EU nationals with a five-year renewable residency permit that offers access to the European Union and visa-free access throughout the Schengen Area.
What Is the Greece Investment Visa?
The Greece Investment Visa, commonly known as the Greece Golden Visa, is one of the most popular residency by investment (RBI) programs in Europe. This Golden visa allows non-EU nationals and their families to secure Greek residency through a qualifying investment.
Launched in 2013, the Greece Investment Visa has become one of Europe’s most attractive and cost-effective residency by investment programs, offering a five-year renewable residence permit with no minimum stay requirement.
Eligibility for the Greece Investment Visa
To qualify for the investment visa in Greece, applicants must meet the minimum investment threshold under one of the approved categories:
Real Estate Purchase
Real estate remains the most popular investment option under the Greece Investment Visa, offering applicants the opportunity to combine Greece residency by investment with tangible property ownership in a growing market.
The program’s tiered framework allows investors to select from different thresholds based on location and property type:
- €250,000 Zone: Investment in specialized real estate projects, including the conversion of commercial properties into residential use or the restoration of listed buildings, irrespective of location or size.
- €400,000 Zone: Purchase of a single property with a minimum size of 120 sqm in eligible areas.
- €800,000 Zone: Purchase of property in Athens, Thessaloniki, or islands with populations over 3,100 residents.
Alternative Qualifying Options
For applicants who prefer not to invest in real estate, the Greece Investment Visa offers a range of financial and capital investment options.
These options offer flexibility for investors who want to diversify beyond real estate while still securing residency in Greece through investment.
Hospitality and Tourism
A 10-year lease or time-sharing agreement for hotel accommodation or furnished tourist residences valued at €400,000 or €800,000, depending on the investment zone.
Fixed-Term Deposit
A fixed term deposit of €500,000 or more held with a Greek credit institution.
Capital Contribution
A €500,000 minimum investment in:
- Public limited real estate investment companies exclusively active in Greece;
- Closed-end investment companies or mutual funds;
- Greek-based companies via share capital increases or bonds listed on regulated markets.
Government Bonds
Purchase of Greek government bonds worth €500,000 or more, with at least three years of maturity, through a Greek credit institution.
Capital Markets Investments
Applicants looking for a market-based route to the Greece Investment Visa can invest in the following:
- €800,000: Purchase of shares, corporate bonds, or government bonds traded on regulated markets or multilateral trading facilities.
- €350,000: Acquisition of shares in a mutual fund or alternative investment fund (AIF) exclusively investing in Greece.
These options make the Greece Golden Visa one of Europe’s most versatile residency by investment programs, enabling applicants to combine property investment, financial instruments, and capital market opportunities while securing a residency permit in Greece.
Record-Breaking Growth in 2024 ($2.5B Investment)
The Greece Investment Visa reached an unprecedented highs in 2024, cementing its position as one of Europe’s most popular residency by investment programs. Over 9,200 new applications were submitted last year, resulting in more than €2.32 billion in property investment and confirming Greece’s growing appeal among global investors.
A Dramatic Increase in Applications
Official figures from the Greek Ministry of Migration show 9,289 new investor applications in 2024, a 10% increase compared to 2023.
This growth is not an isolated spike. Over the past six years, the program has seen a 25% compound annual growth rate, with the peak being in late 2024. In the final quarter of 2024, applications averaged more than 1,000 per month, with December alone seeing over 1,100 submissions.
Two main factors were behind the reason for the increase in demand:
- Fewer alternatives in Europe: The closure or restriction of real estate-linked residency programs in Portugal and Spain has left Greece as one of the few remaining EU programs with property investment available.
- Anticipation of price increases: Investors moved quickly to submit applications before higher investment thresholds came into force, resulting in a rush to secure residency under the existing €250,000 entry level.
A Broader Investor Base
Chinese investors still account for more than half of all approved visas, but 2024 also saw a wider range of nationalities for applicants
- Turkish nationals: Represented 8–12% of applicants, driven by regional instability.
- Lebanese investors: Accounted for 5–6% of applications.
- U.S. investors:An increasing number of Americans are applying due to economic volatility and political uncertainty at home, and are turning to residency programs abroad as a means of securing greater stability and opportunity.
Additionally, family members represented 50% of all residence permits issued, highlighting that the Greece Golden Visa is increasingly used not just for investment but as a relocation and family security strategy.
Read Also: Greek Golden Visa 2025: €250K-€800K Investment Guide
How Much Does the Greece Investment Visa Cost?
The Greece Investment Visa remains one of the most accessible pathways to EU residency, but recent regulatory changes have updated its cost structure. The program now uses a three-zone property system while retaining several alternative financial investment routes for those who prefer not to purchase real estate.
Ancillary Costs: The Full Financial Picture
Greece’s residency by investment program offers several entry points, with real estate options starting at €250,000, €400,000, and €800,000. While these initial investment figures often draw the most attention, many applicants underestimate the additional ancillary costs that must be considered and accounted for in their planning.
Applicants should plan for transactional and government fees typically amounting to 10–15% of the property value. These include:
- Property Transfer Tax: ~3.09%
- Notary Fees: 1–2% + 24% VAT
- Land Registry Fee: 0.6–0.8%
- Real Estate Agent’s Fee: ~2% + 24% VAT
- Government Application Fees: €2,000 for the main applicant, €150 per dependent (children under 18 exempt), plus €16 per residence card.
Benefits of Greece Residency by Investment
The Greece Investment Visa provides investors with an accessible gateway to Europe, offering a wide range of benefits designed to meet the needs of both investors and their families. With visa-free travel across the Schengen Area, eligibility for family inclusion, and a pathway to future citizenship, it remains one of the most flexible and appealing residency by investment programs.
Visa-Free Travel Across the Schengen Area
Holders of the Greece Golden Visa enjoy visa-free travel throughout the Schengen Zone, allowing them to stay in any member country for up to 90 days within a 180-day period. This is particularly beneficial to business professionals, frequent travelers, and families.
Residency for the Entire Family
One of the program’s key features is its extensive family coverage. A single qualifying investment grants Greek residency not only to the main applicant but also to:
- Their spouse (including same-sex spouses, following legalization in February 2024)
- Dependent children under 21 (or up to 24 if full-time students and financially dependent)
- The dependent parents of both the applicant and spouse
Lifestyle and Rights in Greece
Although there is no requirement to reside in Greece to maintain eligibility, visa holders enjoy the unrestricted right to live in the country indefinitely. Residents of Greece have access to:
- Public healthcare and education on the same terms as Greek citizens
- The ability to own and manage businesses in Greece (note: employment in a Greek company requires a separate work permit)
No Minimum Stay Requirement
Unlike many other EU residency by investment programs, the Greek Investment Visa has no minimum physical stay requirement. Investors can obtain and renew residency without needing to live in Greece full-time, offering maximum flexibility for globally mobile high-net-worth individuals.
Pathway to EU Citizenship (Requires Residency Commitment)
For applicants looking to obtain Greek citizenship, Greece’s Golden Visa can act as a first step. After seven years of continuous residence (183+ days per year), investors may apply for citizenship, subject to:
- Passing Greek language and cultural knowledge exams
- Establishing tax residency in Greece
It’s important to note that becoming eligible for Citizenship requires full relocation and integration, which differs from the “no minimum stay” benefit favored by many investors.
Greece Investment Visa Eligibility & Application Process
Who Is Eligible for the Greece Investor Visa?
The Greece Investment Visa, also known as the Greece Golden Visa, is open to non-EU/EEA nationals who are at least 18 years old, who meet the investment and background requirements.
To qualify, applicants must:
- Make a qualifying investment – This includes real estate purchases (€250,000, €400,000, or €800,000 zones) or approved financial investments such as government bonds or fixed-term deposits.
- Provide proof of legal income – Applicants must demonstrate legitimate income sources sufficient to support themselves and their dependents.
- Maintain a clean criminal record – Both the primary applicant and included dependents must submit police clearance certificates.
- Obtain valid health insurance – Coverage must extend throughout Greece for all family members included in the application.
Step-by-Step Application Process
The Greece residency by investment application involves several clear steps, including the following:
- Select a Qualifying Investment
- Choose from property purchase, financial instruments, or capital market options.
- Conduct due diligence and secure preliminary contracts (for real estate).
- Prepare Documentation
- Collect required documents, including proof of funds, income evidence, police clearance, and health insurance.
- Legalize and translate all non-Greek documents.
- Submit Application & Biometrics
- File your residency application through the decentralized immigration authority.
- Provide biometric data (fingerprints and photo) for all applicants.
- Receive Residency Approval
- After approval is received, the applicant will receive a five-year renewable residency permit.
- Renewal & Maintenance
- Maintain the qualifying investment and renew your residence permit every five years.
- No physical stay requirement is needed for renewal, unless pursuing Greek citizenship later.
Greece Investment Visa vs. Other EU Residency Programs
When assessing residency by investment in Europe, the Greece Investment Visa (Greece Golden Visa) has emerged as a leading option. By offering low entry costs, flexible residency requirements, and fast processing, Greece positions itself competitively against comparable programs in Portugal and Malta:
Greece vs. Portugal Golden Visa
Investment Thresholds:
- Greece Investment Visa: Entry from €250,000 for property investments in designated areas, with higher tiers (€400,000 and €800,000) for premium locations such as Athens and Thessaloniki. Alternative options include €500,000 fixed deposits, government bonds, or capital market instruments.
- Portugal Golden Visa: The program has eliminated real estate investments as of 2023. Current routes require €500,000–€1.5M contributions via funds, R&D, or business creation, significantly increasing the cost of entry.
Residency Requirements:
- Greece: No physical presence required for visa issuance or renewal. This feature appeals to globally mobile investors who do not plan to relocate immediately.
- Portugal: Applicants must spend a minimum of 14 days in Portugal in every 2 years period (including at least 7 days in the first year).
Processing Times:
- Greece: Efficient processing averaging 2–6 months, allowing investors to secure Greece residency by investment quickly.
- Portugal: Processing delays exceeding 12–18 months have become common due to program restructuring and application backlogs.
Taxation:
- Greece: Residency under the Golden Visa does not trigger tax residency unless spending 183+ days annually in Greece. Non-domiciled investors can leverage favorable regimes, including a €100,000 flat tax option for high-net-worth individuals relocating fully.
- Portugal: The Non-Habitual Resident (NHR) regime offers reduced tax rates for 10 years but still requires physical relocation, making it less suitable for investors seeking a non-resident solution.
Greece vs. Malta Permanent Residence Program (MPRP)
Investment Thresholds:
- Greece Investment Visa: Entry from €250,000 (real estate), with higher tiers (€400,000 and €800,000) in prime areas such as Athens and Thessaloniki. Alternative routes include €500,000 fixed deposits, government bonds, or capital market investments.
- Malta MPRP: Requires a €375,000 property purchase or €14,000 annual property lease (5 years), plus a €37,000 government contribution, €2,000 donation to an NGO, and a €60,000 administration fee (covering main applicant, spouse, and minor children). Additional adult dependents incur €7,500 per person.
2. Net Worth Requirement:
- Greece: No formal net worth requirement beyond proof of legal income and investment funds.
- Malta: Applicants must show a minimum net worth of €500,000 (with €150,000 in liquid assets) or €650,000 (with €75,000 liquid assets) maintained for the first five years.
3. Residency Obligations:
- Greece: No physical stay required to maintain residency. Biometric submission is completed during one visit.
- Malta: No stay requirement, but applicants must visit Malta to submit biometrics and finalize their application.
4. Residency Status:
- Greece: Grants a five-year renewable residency permit, offering long-term flexibility.
- Malta: Provides immediate permanent residency, valid indefinitely once approved.
5. Citizenship Pathway:
- Greece: Citizenship eligible after 7 years of continuous residence (183+ days per year), with language and cultural knowledge requirements.
- Malta: MPRP holders must reside in Malta long-term (typically 5+ years) to pursue naturalization through the standard route.
6. Taxation & Lifestyle:
- Greece: No automatic tax residency unless present 183+ days/year, plus an optional €100,000 flat tax regime for new residents.
- Malta: Similar rules apply; tax residency is only triggered after 183+ days/year. Malta offers an English-speaking environment, political stability, and a high standard of living but involves higher upfront costs.
European Golden Visa Comparison Grid
Read Also: 2026’s Most Affordable Golden Visa Programs
Is Greece Property Investment Worth It in 2026?
The significant increase in demand for Greece property investment has largely been driven by the Greece Investment Visa. Investors are increasingly attracted to Greece not only for its Golden Visa eligibility but also for its attractive rental yields and long-term appreciation potential for real estate.
Rising Demand in Athens, Thessaloniki, and Crete
Athens remains the most popular market for Greece residency by investment due to its capital growth potential and year-round rental demand. Leading districts such as Kolonaki, Koukaki, and Glyfada have seen annual price increases of 8–12%.
Thessaloniki, Greece’s second-largest city offers lower entry prices with strong student rental demand, making it ideal for investors targeting steady income streams.
Crete and other islands are popular tourist hubs that deliver high seasonal rental returns, appealing to investors using short-term rental platforms like Airbnb.
Key Takeaways
The Greece Investment Visa stands out as the EU’s most accessible residency by investment program, with entry starting at €250k, fast processing (2–6 months), and no minimum stay requirement.
It grants 5 years residence permit greece, renewable, for the entire family, visa-free travel across 27 Schengen states, and flexible investment routes, from real estate in Athens, Thessaloniki, and Crete to government bonds and capital markets.
With record €2.32B inflows in 2024, strong rental yields (up to 8% in high-demand areas), and a pathway to EU citizenship after 7 years of residence, the program delivers both lifestyle benefits and long-term investment value for globally mobile high-net-worth individuals.
Why HLG
Ready to invest in greece golden visa? Start your journey to EU residency today with expert guidance on property investment and residency applications.
At Harvey Law Group, we’ve helped clients around the world with their Golden Visas applications. As an international law firm with over 30 years of experience in immigration and investment law, we provide end-to-end guidance, from eligibility assessment and documentation to due diligence, investment structuring, and final Citizenship delivery.
Contact our team for a personalised consultation. Our experts will explain the available options, answer your questions, and help you determine whether the Greek Investment Visa matches your needs.
Greece Investment Visa FAQs
How long can I stay in Greece if I own a property?
Owning property in Greece alone does not automatically grant residency rights. However, under the Greece Investment Visa (Greece Golden Visa) program, qualifying property ownership allows you to obtain a five-year renewable residency permit. This permit gives you the right to live in Greece indefinitely and enjoy visa-free travel across the Schengen Area.
Can I get residency in Greece if I buy a house?
Yes. Purchasing property that meets the minimum investment thresholds and qualification requirements (€250,000, €400,000, or €800,000 depending on location) qualifies you for Greece residency by investment. Once approved, you and your eligible family members will receive a renewable five-year residence permit under the Greece investor visa framework.
Do you pay taxes in Greece if you get a Golden Visa?
The Greece Golden Visa does not automatically make you a tax resident. Holders who do not spend more than 183 days per year in Greece are generally not subject to Greek income tax. However, if you emigration to greece full-time or aim for citizenship, you must establish tax residency and will be taxed on worldwide income, though Greece offers a non-dom tax regime for new residents to optimize liabilities.
How many years to get permanent residency in Greece?
While the Greece residency by investment permit is renewable every five years indefinitely, there is no separate “permanent residency” category. After seven years of continuous residence (183+ days per year) and meeting integration requirements, investors may apply for Greek citizenship, granting EU rights and benefits.
What are the pitfalls of buying property in Greece?
While Greece property investment is appealing, buyers should be aware of:
- Zoning & Title Checks: Some rural or island properties may face unclear titles or zoning restrictions.
- Additional Fees: Transaction costs (taxes, notary, and legal fees) typically add 10–15% to the purchase price.
- Maintenance Costs: Older properties or restoration projects can carry higher upkeep expenses.
- Market Liquidity: While demand is growing, reselling property quickly at a premium may be challenging in some areas.
Conducting thorough due diligence is essential to avoid common issues when pursuing residency by investment in Greece through real estate.
Is it worth buying property in Greece?
Buying property in Greece can be offer significant benefits for investors seeking:
- EU residency through investment starting at €250,000.
- Competitive property prices compared to Western Europe.
- Strong rental yields, especially in high-tourism areas and major cities.
- Capital appreciation potential driven by sustained demand from foreign investors and domestic market recovery.
