Greece Golden Visa
One of Europe's most accessible Golden Visa programs. Invest EUR €400,000 in qualifying Greek real estate (or EUR €250,000 for a conversion/restoration project) and receive a renewable 5-year residence permit with full Schengen access — no minimum stay required to keep or renew it.
Greece's Golden Visa grants a renewable 5-year residence permit (not permanent residency outright) to non-EU nationals who invest in qualifying Greek real estate. Since September 2024, investment starts from EUR €400,000 in most regions (EUR €800,000 in Athens, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100). A lower EUR €250,000 threshold remains available nationwide, but only for commercial-to-residential conversions or restorations of listed buildings. Keeping and renewing the permit itself requires no minimum stay — but both EU permanent residence and Greek citizenship (after 7 years) require genuine, continuous physical presence that most investors who don't actually relocate never accrue.
Investment Options
Conversion / Restoration
EUR €250,000Convert a commercial property to residential use, or restore a listed building — anywhere in Greece, including Athens and the high-demand islands. The lowest threshold available.
- Cheapest real-estate route
- Applies even in Athens and prime islands
- Project eligibility must be confirmed
Real Estate — High-Demand Zone
EUR €800,000Purchase residential or commercial property in Athens, Thessaloniki, Mykonos, Santorini, or islands with populations over 3,100.
- Most popular route
- Rental income permitted
- Zone threshold increased in September 2024
Real Estate — Other Regions
EUR €400,000Purchase property in any Greek region not classified as a high-demand zone. Lower threshold available throughout most of Greece.
- Strong value for investment
- Large selection of properties
- Coastal and rural options
Startup Investment (Elevate Greece)
EUR €250,000Invest in an innovative startup registered on the Elevate Greece platform — capped at 33% equity/voting rights. Must create at least 2 jobs in year one and maintain them through the 5-year permit.
- New route under Law 5275/2026 (Feb 2026)
- No physical property required
- Requires creating and maintaining at least 2 jobs
Mutual / AIF Investment Funds
EUR €350,000Invest in a mutual fund or Alternative Investment Fund (AIF) with at least €10M in total assets. Direct government bonds and listed securities carry a higher threshold (€500,000–€800,000) — confirm the exact instrument with your advisor.
- Lowest threshold among non-real-estate routes
- No physical property required
- Must be maintained for 5 years
Fixed-Term Bank Deposit
EUR €500,000Place a fixed-term deposit with a Greek credit institution.
- No physical property required
- A simple, lower-risk route
- Must be maintained for 5 years
Long-Term Lease
EUR €400,000Sign a 10-year long-term lease on hotel accommodation or furnished tourist residences in Greece.
- No ownership required
- Tourism-focused properties
- Lease must be non-revocable for 10 years
Who Is This For?
- Non-EU nationals aged 18+ with qualifying investment in Greek real estate
- Clean criminal record — certificate required from home country
- EUR €400,000+ in most regions (EUR €800,000+ in Athens, Thessaloniki, Mykonos, Santorini), EUR €250,000+ for a conversion/restoration project, or EUR €250,000+ in a registered startup (the Elevate Greece route, added under Law 5275/2026)
- Health insurance valid in Greece required
- Can include spouse, dependent children up to 21 (can extend to 24 for students), and parents
- No language requirement or minimum stay obligation
How It Works
- 1
Investment Planning
Identify qualifying property based on location and budget. Note: since September 2024, Athens, Thessaloniki, Mykonos, Santorini, and larger islands require EUR €800,000 minimum; other regions require EUR €400,000; EUR €250,000 remains available only for a commercial-to-residential conversion or listed-building restoration.
- 2
Property Purchase
Engage notary and legal counsel in Greece. Complete purchase with title deed registered in investor's name.
- 3
Residency Application
Submit Golden Visa application to Greek immigration authority with purchase documentation, passport, criminal record, health insurance.
- 4
Biometrics & Temporary Permit
Attend biometrics in Greece. Temporary residency certificate issued immediately — valid while application is processed.
- 5
Golden Visa Card Issued
Full 5-year residence permit issued. Renewable as long as investment is maintained. No residency requirement.
- 6
Permanent Residence (optional, rarely reached)
EU permanent residence is nominally available after 5 years, but requires near-continuous physical presence (~183 days/year) — something most Golden Visa holders never accrue without actually relocating. Most investors simply keep renewing the 5-year permit instead.
- 7
Citizenship
After 7 years of legal residency in Greece, provided you've genuinely spent at least 183 days/year physically in Greece (not just held the permit), apply for Greek citizenship. Requires a Greek language test (B1) and a culture/history assessment.
Country Location
Why ITC iLand for This Program?
ITC iLand has guided over 100 families through global citizenship and residency by investment programs — from Caribbean second passports to European Golden Visas. We work with government-authorized agents in each jurisdiction and bring 25+ years of international immigration expertise to ensure your application is compliant, complete, and processed without delays.
Frequently Asked Questions
Since September 2024: EUR €400,000 for real estate in most of Greece. EUR €800,000 for properties in high-demand areas: Attica (Athens), Thessaloniki, Mykonos, Santorini, and islands with over 3,100 inhabitants. The lower EUR €250,000 threshold remains available nationwide, but only for a commercial-to-residential conversion or restoration of a listed building. These thresholds may change — confirm current rules with our advisors.
Yes. There is no restriction on renting the investment property. Many investors generate rental income while holding the Golden Visa.
Yes. As of February 2026 (Law 5275/2026), Greece added the Elevate Greece startup investment route — a EUR €250,000 investment in a registered innovative startup (capped at 33% equity), requiring at least 2 jobs created. Other non-real-estate routes include mutual/AIF investment funds (from EUR €350,000), a fixed-term bank deposit (EUR €500,000), and a 10-year long-term lease (EUR €400,000).
No. There is zero minimum stay requirement. The visa is renewed every 5 years as long as the investment is maintained.
Yes. The Greek residence permit grants Schengen Area travel rights — you can visit 26 Schengen countries for up to 90 days in any 180-day period.
Not quite. The Golden Visa is a renewable 5-year residence permit, not a distinct permanent-residence status. A separate EU permanent-residence status is nominally available after 5 years, but it requires genuine, near-continuous residence (~183 days/year) — something most Golden Visa holders who don't actually relocate never accrue. In practice, most investors simply keep renewing the 5-year permit as long as the investment is maintained.
Greek citizenship requires 7 years of actual legal residency — specifically, at least 183 days per year of genuine physical presence in Greece, not just holding the permit — plus passing a Greek language test (B1) and demonstrating integration. The Golden Visa alone (with no actual stay) does not count toward citizenship — this mismatch between the visa's zero-stay renewal rule and the presence-heavy citizenship requirement is the single most important thing for investors to understand.
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