About
Why Greece.
Greece runs one of the most flexible residency-by-investment frameworks in the European Union. The physical-presence requirement is effectively zero. Investment routes run from €250,000 to €800,000, and the residence card stays valid for 5 years between renewals, the longest cycle among major EU programs.
The Golden Visa was launched by Law 4251/2014. In 2024, Law 5100/2024 raised the minimum real-estate threshold in high-demand "Tier 1" zones (central Athens, Mykonos, Santorini, Thessaloniki) from €500,000 to €800,000. The €400,000 entry point remains for most of the rest of Greece, and a new €250,000 route was added for restoration of listed historic properties.
For HNWIs prioritising EU residency without relocation, Greece is arguably the most flexible option in Europe. There is no minimum day requirement; you simply maintain the investment, renew every 5 years, and travel freely across the Schengen Area.
Greece is also home to one of Europe's most competitive non-dom tax regimes: foreign nationals who relocate their tax residence can opt into a flat €100,000/year on all foreign income, no matter the amount, for up to 15 years. Family members can be added for €25,000 each, with a total household cap of €175,000.
The path to citizenship is 7 years of legal residence, with a language test and integration requirement. Greek citizenship is full EU citizenship, and Greece permits dual citizenship.
Tax regime
The tax planning angle.
Non-Dom regime: flat €100,000/year tax on all foreign income for up to 15 years, plus separate €25K/year per family member; total cap €175K.
Investment routes
How the investment works.
4 routes are available. Pick the one that fits your goals.
Real estate
Real-estate purchase (Tier 1 zones)
From
€800,000
Real-estate purchase in central Athens, Mykonos, Santorini, Thessaloniki (Tier 1 zones). Minimum raised from €500K to €800K in 2024.
- RecoverableProperty retained during residency; sale possible after 5 years if approved.
- Hold period0 years minimum
Benefits
What this residency gives you.
No physical-presence requirement
Unique among major EU golden visa programs, Greece imposes no minimum days per year to maintain the residence permit. You hold it as long as the investment is retained.
5-year residence card
The Greek Golden Visa is issued as a 5-year card, renewable for further 5-year periods. Less administrative overhead than 2-year renewals elsewhere.
Schengen freedom of movement
Greek residency gives you visa-free travel across the entire Schengen Area, plus the right to live in Greece.
Non-Dom tax regime
Foreign nationals relocating to Greece can opt into a non-dom regime: flat €100K/year tax on all foreign-sourced income for up to 15 years.
Recoverable investment
Unlike donation-based programs, the real-estate or bond investment remains your asset. After the residency requirement is met, you can sell.
Eligibility
Who can apply.
Main applicant
- ✓At least 18 years old
- ✓Clean criminal record
Family members eligible
- ✓Spouse
- ✓Children
- ✓Parents
Process
How it works, step by step.
Initial residency: ~4–6 months from complete file to residence card.
- 1
Engagement and property search
2–6 weeksAFM (tax number) issuance, bank account opening, and property selection.
- 2
Investment
4–8 weeksNotarised real-estate purchase or government-bond investment.
- 3
Application submission
2 weeksResidence permit application filed with the Decentralised Administration's immigration office.
- 4
Biometrics
4–8 weeksBiometric data collected in Greece.
- 5
Decision and residence card
8–16 weeks5-year residence permit card issued.
- 6
Renewal cycles
Every 5 yearsRenewed every 5 years if the investment is retained. After 7 years of residence, eligible for citizenship.
Documents
What you'll need to prepare.
10 documents required.
- 1Passport copy (notarized, Apostille)
- 2Police clearance (last 5 years of residences)
- 3Medical certificate (Greek doctor)
- 4Private health insurance valid in Greece
- 5Proof of investment (notarised real-estate deed)
- 6Bank statements showing source of funds
- 7Birth and marriage certificates (apostilled)
- 8AFM (Greek Tax Number) registration
- 9Photographs
- 10Application forms
FAQ
Questions, answered.
What changed in 2024?
Do I have to live in Greece?
Can I rent out the property?
How long to Greek citizenship?
What is the non-dom regime?
Legal basis
Law 4251/2014, Article 20B, as amended by Law 5100/2024 (raising real-estate thresholds in Tier 1 zones)
