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Greece Golden Visa

Frequently Asked Questions

Eighteen direct answers - from thresholds and family rules to selling, renting and the 2027 tax change. For depth, each topic links back to its full chapter.

What is the minimum investment for the Greece Golden Visa?
Since the September 2024 reform there are three real-estate tiers: €800,000 in prime zones (Attica, Thessaloniki, Mykonos, Santorini and islands with population over 3,100), €400,000 in the rest of Greece, and a special €250,000 route for commercial-to-residential conversions or the restoration of listed heritage buildings - the €250K route applies anywhere in Greece.
Can I work in Greece with a Golden Visa?
You cannot be employed by a Greek company, but you can own and manage your own business in Greece, and you may work remotely for employers abroad.
Is VAT included in the investment threshold?
No. The threshold refers to the property value stated in the purchase contract. Any VAT (on new-build properties) or transfer tax is paid on top and does not count toward the minimum.
If my spouse and I buy a property jointly, do we both get permits?
Yes. If spouses acquire a property jointly, both are entitled to the residence permit - and your dependent family members are included as well.
Can unmarried partners be included?
No. Only legal spouses or registered civil partners qualify. Unmarried partners must apply independently with their own qualifying investment.
Can I travel in the Schengen Area with the Golden Visa?
Yes. The permit allows visa-free travel throughout the Schengen Area - up to 90 days in any 180-day period in other Schengen states.
Can I combine two cheaper properties to reach the threshold?
No. Under the current rules the investment must be a single property that meets the applicable threshold on its own. In the €800K and €400K tiers the single property must also be at least 120 m².
Does the property have to be residential?
In the €800K and €400K tiers the property may be residential or commercial. The €250K special route specifically requires either a commercial building converted to residential use or a listed building under restoration.
Can I buy with a mortgage from a Greek bank?
No. The qualifying amount must come from your own funds transferred from abroad. Financing from a Greek credit institution for the qualifying amount is not permitted.
Do I need to prove where my money comes from?
Yes. You must demonstrate the economic capacity to make the investment, and funds must be transferred transparently through the banking system (typically from a foreign account to a Greek account).
Can I rent out my Golden Visa property?
Long-term rental is allowed. Short-term (Airbnb-style) letting is prohibited for Golden Visa properties - violations carry heavy fines and can jeopardise the permit. Expect roughly 3-4% gross yield from long-term rental.
Do I have to live in Greece to keep the permit?
No. There is no minimum-stay requirement. You only need to visit once to submit biometrics. The permit renews every five years as long as you keep the investment.
Can the whole process be done remotely?
Almost entirely. Since December 2020 the application can be filed through a lawyer with power of attorney. The only mandatory personal visit is for fingerprints/biometrics.
What happens if I sell the property?
The residence permit is tied to the investment. If you sell, you lose the right to renew - unless you simultaneously purchase another qualifying property. The buyer of your property can apply for their own Golden Visa.
Can my application be rejected or my permit revoked?
Yes - a criminal record, false documentation or failure to maintain the investment can lead to rejection or revocation. A clean criminal record and valid health insurance are standing requirements.
Does the Golden Visa lead to citizenship?
It can. After 7 years of genuine residence (at least 183 days per year), tax residency, B1-level Greek and demonstrated ties to the country, you may apply for naturalisation. Note the Golden Visa itself does not require residence - citizenship does.
How long does the whole process take?
Typically 3-4 months end-to-end: 1-3 weeks for property selection, 3-6 weeks for the purchase, 2-4 months to the biometrics appointment, and up to 12 months of review in the busiest regions. You receive a temporary residence certificate immediately on filing.
Will the announced 15% transfer tax affect existing Golden Visa holders?
The announced measure concerns the transfer tax paid on new purchases by non-EU buyers from 1 July 2027. It does not change the status of permits already issued. It has been announced but not yet legislated, so details may still change.

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Requirements & Eligibility

Who qualifies, which family members are included, and the documents you need.

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Investment Options

The €250K / €400K / €800K real-estate tiers and every alternative route.

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Step-by-Step Process

The 7 steps from property selection to permit card - mostly remote.

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Costs & Taxes

Government fees, transaction costs, the 2027 tax change, and ongoing taxation.

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Where to Buy

Athens, the islands, Crete - zones, thresholds and live eligible listings.

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Renewal & Citizenship

Keeping the permit, Schengen rights, and the 7-year route to an EU passport.

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Statistics & Trends

Permits issued, investment volume, top nationalities and 2026 trends.

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Disclaimer: This guide is for general information only and does not constitute legal, tax or immigration advice. Programme rules change - notably the announced 2027 transfer-tax increase, which is not yet legislated. Always verify current requirements with a licensed Greek lawyer before investing. Last updated: October 2026.

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