GOLDEN VISA
GREECE
FOR INVESTMENTS

Obtain a residence permit in Greece in 8 months through investments in liquid residential real estate directly from the developer.

While others face complex Greek bureaucracy, we specialise in securing official EU status for global investors, even in the most challenging cases.

507 issued residence permits since 2022

average rating of our work

4.9/ 5.0

GOLDEN VISA GREECE FOR INVESTMENTS

Obtain a residence permit in Greece in 8 months through investments in liquid residential real estate directly from the developer.

While others face complex Greek bureaucracy, we specialise in securing official EU status for global investors, even in the most challenging cases.

507 issued residence permits since 2022

average rating of our work

4.9/ 5.0

Greece is the only country in Europe where, despite all the changes, it is still possible to obtain a residence permit through direct investment in real estate.

You can obtain resident status in the Schengen Area by purchasing residential real estate and receive the completed documents within up to 8 months from the moment of signing the deal.

0 months

The average time to receive your residency card after signing the deal.

0 generation

Your family members receive residency status (spouse, children, and parents).

0 generation

Your family members receive residency status (spouse, children, and parents).

0 years

The validity period of the residence permit with unlimited extension rights.

0% legally

Full compliance with Greek and EU legislation for total peace of mind.

+0% legally

Full compliance with Greek and EU legislation for total peace of mind.

0% legally

Full compliance with Greek and EU legislation for total peace of mind.

The advantages of the Greek Golden Visa that set it apart from other programs

Fast-track processing

Residency in 8 months. A turnkey process from selection to approval. Receive a "Blue Paper" in 14 days.

Fast-track processing

Residency in 8 months. A turnkey process from selection to approval. Receive a "Blue Paper" in 14 days.

No proof of funds

No complex source-of-wealth checks. No tax declarations, income certificates, or capital confirmations required.

No proof of funds

No complex source-of-wealth checks. No tax declarations, income certificates, or capital confirmations required.

Minimum documents

Simple application process. Only 3 core documents needed: passport, birth certificate, and bank transfer.

Minimum documents

Simple application process. Only 3 core documents needed: passport, birth certificate, and bank transfer.

Greece Golden Visa 2026: Key Investment Options

Residence permit in Greece through investments: what has changed and what still works

Despite the reforms of 2023–2024, investments starting from €250,000 still allow for obtaining a residence permit in Greece. Conditions have become more flexible: now the entry threshold directly depends on the area and type of chosen property.

In a number of popular locations, the threshold has been raised; however, unique opportunities remain for investors willing to adopt effective property selection strategies.

New properties and secondary housing

From €800,000 — for properties located in Attica (Athens), Thessaloniki, on the islands of Mykonos and Santorini, as well as on islands with a population of more than 3,100 people.

From €400,000 — for purchasing real estate in all other regions of Greece. The optimal balance between entry cost and high potential growth of your asset's market price.

Objects with a change of purpose

From €250,000 — for properties that originally had non-residential status (offices, shops, warehouses, industrial premises).

Full legality: such areas are legally converted to residential property in accordance with the urban planning legislation of Greece. This is the most affordable way to participate in the residence permit program in any location, including the central districts of Athens.

Steps to obtaining a "Golden Visa" in Greece through real estate investment

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2 weeks

Preparation of documents and selection of the object
Preparation of documents and selection of the object

Collection, verification, and apostilling of the necessary documents. At the same time, we select liquid assets that meet your criteria and program requirements.

Collection, verification, and apostilling of the necessary documents. At the same time, we select liquid assets that meet your criteria and program requirements.

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5 weeks

Transaction processing and payment
Transaction processing and payment

Signing the sales contract. Thanks to the power of attorney, the transaction is completed remotely — your personal presence in Greece at this stage is not required.

Signing the sales contract. Thanks to the power of attorney, the transaction is completed remotely — your personal presence in Greece at this stage is not required.

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3 months

Application for residence permit and obtaining documents
Application for residence permit and obtaining documents

A visit to Greece for biometric registration. From this moment on, you have the right to legally stay and live in the country. We will personally deliver the finished residence permit card to you anywhere in the world.

A visit to Greece for biometric registration. From this moment on, you have the right to legally stay and live in the country. We will personally deliver the finished residence permit card to you anywhere in the world.

Simple requirements for applicants

Legal Age

Main applicants must be at least 18 years old to apply and process documents.

Legal Age

Main applicants must be at least 18 years old to apply and process documents.

Personal Documents

You will need an apostilled birth certificate for official identity verification.

Personal Documents

You will need an apostilled birth certificate for official identity verification.

Bank Account

A personal bank account is required to transfer funds to the real estate seller.

Bank Account

A personal bank account is required to transfer funds to the real estate seller.

Projects suitable for the program

Hiron Residences

From €700,000

Kifissia, Athens

The prestigious location near the Kifisia Sports Club and the Strofilia area is known for its historical architecture, abundance of greenery, and tranquil atmosphere, making it one of the most sought-after neighborhoods in Athens.

Hiron Residences

From €700,000

Kifissia, Athens

The prestigious location near the Kifisia Sports Club and the Strofilia area is known for its historical architecture, abundance of greenery, and tranquil atmosphere, making it one of the most sought-after neighborhoods in Athens.

Peristeri Residence

From €250,000

Peristeri, Athens

The one and two-bedroom apartments ranging from 27 to 97 sq. m feature modern design, high-quality finishes, and thoughtfully planned layouts that are adapted to contemporary living standards.

Peristeri Residence

From €250,000

Peristeri, Athens

The one and two-bedroom apartments ranging from 27 to 97 sq. m feature modern design, high-quality finishes, and thoughtfully planned layouts that are adapted to contemporary living standards.

Helios Apartments

From €250,000

Athens, Ilioupoli

The modern four-story building offers 14 carefully designed apartments, located in one of the most elevated and tranquil areas of Athens, where high quality of life meets investment potential.

Helios Apartments

From €250,000

Athens, Ilioupoli

The modern four-story building offers 14 carefully designed apartments, located in one of the most elevated and tranquil areas of Athens, where high quality of life meets investment potential.

Helios Residence

From €300,000

Athens, Kallithea

Functional apartments with unique loft layouts. Efficient use of space increases rental profitability and provides an aesthetic, modern design in every detail.

Helios Residence

From €300,000

Athens, Kallithea

Functional apartments with unique loft layouts. Efficient use of space increases rental profitability and provides an aesthetic, modern design in every detail.

Get a selection of high-yield properties in Greece

A ready-made list of projects where property purchase guarantees residency. We selected them based on rigorous criteria: developer reputation, document processing speed, location liquidity, and potential rental yield.

Start

Check your residency eligibility online in 1 minute

Get instant results upon completion.

Our system matches your profile against current Greek legislation to provide an immediate readiness report

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Do you meet the criteria for the 2026 program?

Do you meet the criteria for the 2026 program?

What threshold of investment is applicable in your case?

What threshold of investment is applicable in your case?

Preliminary calculation of taxes and related expenses

Preliminary calculation of taxes and related expenses

Preliminary calculation of the cost of obtaining a Golden Visa

Preliminary calculation of the cost of obtaining a Golden Visa

Individual step-by-step plan for obtaining residency in 8 months

Individual step-by-step plan for obtaining residency in 8 months

Check eligibility and total cost

Check eligibility and total cost

Answers

Frequently Asked Questions about Greek Residency

What is the minimum investment for 2026?

Currently, a three-tier system is in effect in Greece.

  • 800,000 € — for popular locations: Athens, Thessaloniki, Mykonos, Santorini, and islands with a population of more than 3,100 people.

  • 400,000 € — for all other regions of the country. The property area must be at least 120 m².

  • 250,000 € — a preferential threshold that has been maintained only for specific properties: conversion of commercial real estate into residential or complete restoration of historical buildings.

Is there a physical presence requirement?

No, this is the main advantage of the Greek program. There are no mandatory residence requirements for maintaining and extending the residence permit (which is issued for 5 years). You just need to maintain ownership rights to the property. You will need to come to the country at least once — to provide your biometric data.

Can I include adult children and parents?

The Greek program is one of the most generous in terms of family circle. One application can include:

  • Spouse.

  • Children under the age of 21 (under certain conditions, the status can be extended to 24 years).

  • Parents on both sides (both yours and your spouse's) without the need to prove their financial dependency. This makes Greece a leader for those who want to bring the whole family (“three generations”).

Can I rent out my property?

Yes, but with an important limitation introduced in recent years. Investors are allowed to rent out housing for long-term rental. However, the law prohibits the use of properties purchased under the 'Golden Visa' program for short-term rentals (like Airbnb). Violating this rule may lead to the revocation of residency and a hefty fine.

Does this lead to EU citizenship?

Yes, but the status of an investor does not in itself shorten the path to a passport. To be eligible for citizenship, you need to:

  1. Live in Greece for at least 7 years.

  2. Be in the country for more than 183 days a year.

  3. Pass an exam on knowledge of the Greek language, history, and culture.

Important: If you simply hold a visa but live in another country, you can endlessly renew your residency permit, but you will not be able to apply for a passport.

What are the benefits of this residence permit?

There is an important nuance. The "Golden Visa" grants the right to:

  • Reside permanently in Greece and move freely across the Schengen Area (for up to 90 days in a six-month period).

  • Access public health and education services on par with Greek citizens.

  • Own a Greek business and receive dividends. However: this type of residence permit does not grant the right to work for others. You cannot be employed by a local company as a staff employee. If your goal is to work, you will need to obtain a different type of permit.

What is the minimum investment for 2026?

Currently, a three-tier system is in effect in Greece.

  • 800,000 € — for popular locations: Athens, Thessaloniki, Mykonos, Santorini, and islands with a population of more than 3,100 people.

  • 400,000 € — for all other regions of the country. The property area must be at least 120 m².

  • 250,000 € — a preferential threshold that has been maintained only for specific properties: conversion of commercial real estate into residential or complete restoration of historical buildings.

Is there a physical presence requirement?

No, this is the main advantage of the Greek program. There are no mandatory residence requirements for maintaining and extending the residence permit (which is issued for 5 years). You just need to maintain ownership rights to the property. You will need to come to the country at least once — to provide your biometric data.

Can I include adult children and parents?

The Greek program is one of the most generous in terms of family circle. One application can include:

  • Spouse.

  • Children under the age of 21 (under certain conditions, the status can be extended to 24 years).

  • Parents on both sides (both yours and your spouse's) without the need to prove their financial dependency. This makes Greece a leader for those who want to bring the whole family (“three generations”).

Can I rent out my property?

Yes, but with an important limitation introduced in recent years. Investors are allowed to rent out housing for long-term rental. However, the law prohibits the use of properties purchased under the 'Golden Visa' program for short-term rentals (like Airbnb). Violating this rule may lead to the revocation of residency and a hefty fine.

Does this lead to EU citizenship?

Yes, but the status of an investor does not in itself shorten the path to a passport. To be eligible for citizenship, you need to:

  1. Live in Greece for at least 7 years.

  2. Be in the country for more than 183 days a year.

  3. Pass an exam on knowledge of the Greek language, history, and culture.

Important: If you simply hold a visa but live in another country, you can endlessly renew your residency permit, but you will not be able to apply for a passport.

What are the benefits of this residence permit?

There is an important nuance. The "Golden Visa" grants the right to:

  • Reside permanently in Greece and move freely across the Schengen Area (for up to 90 days in a six-month period).

  • Access public health and education services on par with Greek citizens.

  • Own a Greek business and receive dividends. However: this type of residence permit does not grant the right to work for others. You cannot be employed by a local company as a staff employee. If your goal is to work, you will need to obtain a different type of permit.

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