GreeceResidence

Greece golden visa (residence by real estate investment)

Golden visa – permanent investor residence permit through real estate (category B.5, Article 100 of Law 5038/2023)

In short

Non-EU investors who buy property in Greece can obtain a five-year investor residence permit, renewable as long as they keep it. Since 2024 the minimum is EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands above 3,100 inhabitants, EUR 400,000 elsewhere, and EUR 250,000 for listed buildings or buildings converted to housing; the permit does not allow employment.

Apply on Ministry of Migration and Asylum – electronic applications checked 23 October 2026

Key facts

Maximum stay
Permanent residence right while the investment is held; the card is renewed every five years.
Validity
Five years, renewable for five years each time as long as the property stays in your full ownership and possession.
Fee
€2,016EUR 2,000 residence permit fee plus EUR 16 for the card (Mitos, initial issuance). An administrative appeal costs EUR 50.
Funds required
€800,000Minimum purchase price of one property in the Attica Region, Thessaloniki regional unit, Mykonos, Thira (Santorini) and islands of over 3,100 residents, Euboea included. Elsewhere EUR 400,000; listed buildings and conversions to residential use EUR 250,000.
Processing time
Estimated 50 to 60 days after a complete online application (Mitos).
Work
No. Investor residence permits give no right to any form of employment.
Family
Family members receive family permits that run with the investor’s permit and are examined by the same office.
Where to apply
In Greece after entry with any visa or visa-free, or from abroad through a lawyer holding a power of attorney signed at a Greek consulate or apostilled. Applications go online to the Ministry’s e-services; any Decentralised Administration one-stop service or the Ministry’s Directorate of Residence Permits can handle them.

Investment thresholds since 2024

Law 5100/2024 amended Article 100 of the Migration Code. The minimum value of the property at purchase, and of long-term tourist leases or timeshares, is EUR 800,000 in the Attica Region, the Thessaloniki regional unit, the Mykonos and Thira regional units and on islands with more than 3,100 residents at the last census; the Ministry confirmed that Euboea falls in this band. In the rest of Greece the minimum is EUR 400,000.

The minimum must be reached with a single property, and built property in these two bands needs main spaces of at least 120 square metres. Storage rooms and parking spaces bought in the same deed and building can be added to the price but not to the 120 square metres. The surface rule does not apply to unbuilt land.

The EUR 250,000 options

Two routes keep a EUR 250,000 minimum, with no surface requirement: buying a property whose main spaces are converted from another use, for example a former industrial or commercial building, to residential use, and buying a listed building to be restored. The change of use must be completed after 5 April 2024 and before you apply; such property may not serve as a business seat or branch. For listed buildings, full restoration is a condition for the first renewal and a sale before restoration is void.

Application procedure

Applications are filed only online through the Ministry of Migration and Asylum e-services, by you or by a proxy. You may enter Greece on any visa or visa-free; if you entered on a national visa, apply before it expires. After the completeness check you receive a certificate of submission, then you are called for biometrics.

  1. Check which band applies to the property’s location (EUR 800,000, 400,000 or 250,000) and that one property meets the minimum and, where required, 120 square metres.
  2. Sign the notarial deed and pay the full price by cheque, transfer or card to the seller’s account with a provider operating in Greece.
  3. Enter Greece with any visa or visa-free, or appoint a lawyer with a consular or apostilled power of attorney.
  4. File the online application with the notarial certificate, registration proof and insurance, and pay EUR 2,000 plus EUR 16.
  5. Give biometrics in person when called and collect the permit; family members apply alongside.

Renewal and appeal

The permit is renewed for five years as long as you keep the property; at renewal you show that the title is registered with the land registry or cadastre. A refusal can be challenged by an administrative appeal within two months (EUR 50); the authority decides within 30 days.

Restrictions on the property

Property used for a golden visa may not be let short term on sharing-economy terms (stays under 60 days) or sublet; breaches lead to fines and revocation or non-renewal. Long-term leases, and leases to tourist businesses that provide services beyond lodging, are not affected. Selling the property while the permit is valid revokes the seller’s permit.

Since 1 September 2024 the full price must be paid before you apply, by crossed bank cheque, credit transfer or POS card payment to the seller’s account with a provider operating in Greece. Payment can also come from your spouse or close relatives.

Documents

Required documents

Identity

  • Copy of the passport with a valid entry visa or showing visa-free entry, or a valid Greek residence permit.
  • Passport-standard colour photo, printed and in JPEG2000 format.

Money

  • Certificate from the notary who drew up the deed, confirming parties, property, price, payment method and details, and that the seller has not used the property for an investor permit.
  • Proof of registration with the land registry or cadastral office, or a lawyer’s certificate; proof of the registration application is accepted at first issuance.

Insurance

  • Private health insurance contract.

Supporting documents (where they apply)

Money

  • For conversions: engineer’s technical report confirming the change of use; for listed buildings: the Gazette issue designating the building as listed.

Other

  • If bought through a Greek or EU company: proof that you own all its shares.

Frequently asked questions

Can I still get a golden visa for EUR 250,000?

Only by buying a listed building to restore or a property converted to residential use, under the specific conditions. Ordinary homes need EUR 400,000 or EUR 800,000 depending on the area.

Can I rent the property on Airbnb?

No. Short-term lets on sharing-economy terms and subletting are banned for golden visa property; long-term rental is allowed.

Can I combine two flats to reach EUR 800,000?

No. Since the 2024 reform the minimum must be met by a single property; only storage and parking in the same building and deed can be added to the price.

Does the golden visa let me work in Greece?

No. Investor permits give no access to employment. A family member who wants to work needs a permit that allows it.

Official sources

Summarised from the official sources above. Rules, fees and processing times change: confirm with the embassy or the official portal before you apply.

Other visa types for Greece

Visits and short stays

Business and self-employment

  • Business visa Maximum stay: Up to 90 days in any 180-day period in the whole Schengen area.
  • Investor visa Validity: Five years, renewable for the same period while the investment continues or operates.

Study and training

Work

  • Work visa Maximum stay: Long stay; the visa is converted into the residence permit.
  • EU Blue Card Maximum stay: Long stay; the card allows residence and work in Greece.
  • Intra-company transfer visa Maximum stay: Total transfer period across the EU: up to 3 years for managers and specialists, 1 year for trainees.
  • Seasonal work visa Maximum stay: Up to nine months of residence and work in any 12-month period on the E.6 permit; leave Greece for the remaining three months.
  • Digital nomad visa Maximum stay: Visa for up to 12 months; residence permit afterwards.

Family

Residence

  • Retirement visa Validity: Under the Migration Code initial permits are, as a rule, issued for three years and renewed for the same period; the exact validity is printed on the permit.
  • Permanent residence Validity: M.1: five years, renewable for five years. M.2: ten years, then automatic conversion to M.1 if absences were limited.

Protection

Greece visa guide