The Greece Golden Visa offers a streamlined path to European residency through strategic investment. With access to the Schengen Zone, favorable tax policies, and a clear route to citizenship, it’s an ideal choice for those seeking stability, mobility, and long-term security in Europe.
Greece Golden Visa — Programme Overview
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| Zone A (Athens etc.) | €800,000 |
| Zone B (regional) | €400,000 |
| Zone C (heritage conv.) | €250,000 |
| Processing time | 3–12 months |
| Schengen access | Yes |
| Citizenship path | 7 years residency |
The Greek Golden Visa programme offers a fast-track residency solution through investment, granting access to the Schengen Area and a foundation for future Greek citizenship after 7 years. This programme is an ideal choice for investors seeking stability, cultural richness, and a high quality of life in Europe.
Greece Golden Visa investment thresholds depend on location. Zone A (Athens, Thessaloniki, Mykonos, Santorini, and other high-demand areas): €800,000. Zone B (regional Greece outside main cities): €400,000. Zone C (heritage conversions — commercial buildings converted to residential): €250,000. Government fees, legal costs, and due diligence fees add approximately €15,000–€30,000 on top of the property investment.
Greece Golden Visa processing officially takes 3–12 months, but backlogs have extended timelines. Greece had approximately 50,000 pending Golden Visa cases as of 2025. A temporary residence permit is issued within 10 days of application submission, allowing immediate travel in Greece while the formal visa is processed. Mirabello Consultancy recommends filing at the earliest opportunity.
No. The Greece Golden Visa has no minimum stay requirement. You are not required to live in, work in, or even visit Greece to maintain your residency permit. The Golden Visa is renewed every 5 years, provided the qualifying real estate investment is maintained. This makes it one of the most flexible European Golden Visa programmes.
Yes. After 7 years of legal residency in Greece (and with some physical presence), you may apply for Greek citizenship by naturalisation. Greek citizenship is one of the most powerful in the world — Henley rank 4th, 195 visa-free countries including the USA. It also grants full EU citizenship — the right to live, work, and study in any of the 27 EU member states.
You may rent your property with certain restrictions. Since 2024, Golden Visa properties in Greece cannot be registered as short-term holiday rentals (Airbnb/VRBO) — only standard long-term rentals are permitted. Long-term rental demand from the expat and local markets in Athens and Thessaloniki can generate solid yields. Rental income is subject to Greek income tax.
Greece offers a Non-Dom tax regime for Golden Visa holders who establish tax residency: a €100,000 flat annual tax on all worldwide income, renewable for up to 7 years. Capital gains tax on Greek real estate transactions is currently suspended. Greece has zero wealth tax. The Non-Dom regime is particularly attractive for HNW individuals with significant foreign-source income.
Greece Golden Visa dependants include the spouse, unmarried children under 21 (extendable to 24 if in full-time education), and the parents and parents-in-law of both the main applicant and spouse. Greece does not include adult children over 21 (except students) or siblings. All dependants receive the same 5-year residency permit as the main applicant.
Travel freely across Europe with unrestricted access to Schengen nations.
Progress toward full citizenship and the rights of an EU passport holder after 7 years residency.
Obtain permanent residency with the option for renewals.
Enjoy favorable tax rates and incentives for foreign income.
Generate rental income from high-demand vacation homes in Greece’s thriving tourist market.
Enjoy program benefits without full-time residency requirements.
Secure property in Greece’s stable market, enhancing your investment portfolio.
Applicants must be at least 18 years old to qualify.
The Greek Golden Visa programme offers accessible points of entry, starting at just EUR 250,000. For those attracted to more prime locations like the city center of Athens, Mykonos, Santorini, Thessaloniki and Santorini, the minimum investment threshold is EUR 500,000.
The residency benefits extend to the entire family, including the spouse, children under 21 years old, and parents of the main applicant and spouse. Additionally, parents of the main applicant and spouse can also qualify regardless of age.
Applicants must not have any history of criminal records in any country where they have resided.
Greece offers multiple pathways for investors to obtain residency and ultimately citizenship, each designed to cater to diverse investment preferences.
The Greece Golden Visa process is highly efficient, with residency often approved within 60 days of investment completion. Our team will provide a personalized timeline to guide you seamlessly from application to residency approval.
Meet with our experts to assess eligibility and outline the best investment pathway for the Greece Golden Visa.
Work with our team to select a qualifying property or investment option that meets Greece residency by investment requirements.
Complete the necessary paperwork, open a Greek bank account, and finalize legal documentation with our support.
Finalize the purchase of your property or alternative investment and submit all relevant documents to the authorities.
Submit your completed Golden Visa application through the Greek immigration office, supported by Mirabello.
Authorities review your application, with Mirabello facilitating any additional documentation if requested.
Upon approval, you are granted a Greek residency permit, allowing unlimited stays in Greece and Schengen Zone travel.
Maintain your residency through investment and meet additional requirements to apply for Greek citizenship after seven years.
As a Greek resident, investors enjoy favorable tax rates, including exemptions and incentives for foreign income. Our tax experts will help you understand your obligations and advantages as a Greek Golden Visa holder.
Income Tax: Foreign-sourced income for non-domiciled residents may be tax-exempt. Local income tax rates range from 9% to 44%, depending on income level.
Corporate Tax: Corporate income is taxed at a flat rate of 22%, making Greece competitive for business-minded investors interested in establishing companies.
Real Estate Tax: Real estate in Greece is subject to an annual property tax (ENFIA), calculated based on property value, location, and other factors. Rates typically range from 0.1% to 1%.
Capital Gains Tax: A 15% capital gains tax applies on profits from the sale of real estate property, with certain exemptions for primary residences held for at least five years.
VAT on Real Estate: A 24% VAT may apply to new properties, though exemptions are available for older properties or under certain investment programmes.
Inheritance and Gift Tax: Inheritance and gift tax rates vary from 1% to 40%, depending on the relationship to the deceased or donor and the asset’s value.
Non-Domiciled Resident Programme: Greece offers a Non-Dom regime for new residents, providing a flat tax of €100,000 on worldwide income for up to 15 years, regardless of income level, for high-net-worth individuals.
Social Security Contributions: Employed individuals pay contributions at varying rates, with both employees and employers contributing to social security.
Double Taxation Treaties: Greece has established treaties with numerous countries to avoid double taxation, ensuring tax efficiency for international investors.
Greece permits dual citizenship, allowing foreign investors to retain their original nationality while benefiting from Greek citizenship. Through the Greece Golden Visa program, investors and their families can progress toward Greek citizenship after meeting the residency requirements of seven years.
Our Mirabello Consultancy team assesses your residency eligibility by investment in Greece and outlines the best approach tailored to your needs.
We guide you through selecting qualifying real estate to meet Greece residency by investment requirements, ensuring the best match for your investment goals.
Our experts handle all necessary paperwork, streamlining the application process for a smooth and efficient experience.
We manage the submission of your real estate investment, ensuring compliance with programme requirements.
Once approved, you receive your Greece Golden Visa, granting residency and an option to pursue Greece permanent residency by investment.
Here is the list of documents that you need to have before receiving your residency permit in Greece:Passport or Travel DocumentPassport PhotosProof of InvestmentProof of FundsHealth Insurance PolicyProof of Legal EntryCriminal Record CheckBirth and Marriage CertificatesProof of Residence History
Yes, the Greece Golden Visa program is a residency by investment program that offers non-European Union citizens the opportunity to obtain Greek residency by making qualifying investments in the country. One of the primary pathways within this program is through real estate investment, where investors can acquire residency by purchasing eligible properties. This program allows individuals and their families to live in Greece and travel within the Schengen Area.
The Greece Golden Visa allows for unlimited stays in Greece and grants the right to reside and travel freely within the Schengen Zone.
No, the Greek Golden Visa allows you to live in Greece and travel freely within the Schengen Zone, but it does not grant residency rights in other European countries.
Yes, in 2024, some regions in Greece increased the minimum investment threshold to €500,000. However, the €250,000 minimum still applies to certain areas.
The €250,000 Golden Visa allows investors to obtain Greek residency by purchasing real estate valued at a minimum of €250,000, making it one of the most accessible programs in the EU.
The minimum investment required for the Golden Visa in Greece is €250,000, though this may vary by location as of recent changes.
Non-EU citizens who invest in Greek real estate or other qualifying assets, such as government bonds or business capital, are eligible for the Greece Golden Visa.
To obtain a Greece Golden Visa through the real estate investment option, you need to invest a minimum of EUR 250,000, which will soon be EUR 400,000 in August of 2024, in eligible real estate properties. This investment threshold applies to the main applicant and their family members, including the spouse, dependent children under 21 years old, and the parents of both the main applicant and the spouse. Keep in mind that this minimum investment requirement must be met to qualify for the Greece Golden Visa program.
The Greece Golden Visa provides permanent residency, not citizenship. However, it serves as a pathway to Greek (and therefore EU) citizenship through naturalisation after 7 years of legal residency. The complete timeline from initial investment to citizenship is therefore substantial.
During the 7-year residency period, you must demonstrate genuine ties to Greece, including basic Greek language proficiency and knowledge of Greek history and culture. Physical presence requirements for naturalisation are stricter than for maintaining the Golden Visa itself. If EU citizenship is your primary goal with a shorter timeline, Portugal (5 years to citizenship) may be a more efficient route. Mirabello Consultancy can advise on the optimal programme for your timeline.
No, properties used to qualify for the Greece Golden Visa cannot be listed on short-term rental platforms such as Airbnb. This restriction was introduced alongside the tiered investment zone reforms and applies to all qualifying Golden Visa properties.
Despite the Airbnb restriction, Greek real estate remains attractive due to strong capital appreciation trends, particularly in Athens and the islands. Long-term rental yields in Athens typically range from 4-6% annually. Mirabello Consultancy can help you identify properties that offer the best combination of Golden Visa qualification and long-term investment returns.
Since August 2024, Greece has operated a three-zone tiered pricing system for its Golden Visa programme, replacing the previous flat EUR 250,000 threshold. The minimum investment varies significantly depending on the location of the property.
The tiered system was introduced to redirect investment away from overheated urban markets and encourage development in regional Greece. Zone C heritage conversions offer a particularly attractive entry point but require careful property selection to ensure both qualification and investment quality. With approximately 50,000 pending Golden Visa cases, Greece remains one of the most popular residency programmes globally. Mirabello Consultancy can advise on the best zone and property type for your investment goals.
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