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The Greece Golden Visa grants renewable EU residency from EUR 250,000 (tiered to EUR 400,000-800,000 in high-demand zones) via real estate. It allows Schengen travel and includes the family, with no minimum-stay requirement.
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Overview
Greece Golden Visa is a government-authorised residency by investment programme that grants residence permit in exchange for a qualifying investment in the country. It is regulated by the government's investment authority and administered through licensed advisers such as Mirabello Consultancy. Minimum investment starts from €250,000.
The Greece Golden Visa grants renewable EU residency from EUR 250,000 (tiered to EUR 400,000-800,000 in high-demand zones) via real estate. It allows Schengen travel and includes the family, with no minimum-stay requirement.
The Greece Golden Visa grants renewable European Union residency to non-EU investors and their families, with visa-free travel across the 27-country Schengen Area and no minimum-stay requirement. It is one of Europe's most flexible residency-by-investment routes: a single qualifying investment covers the whole family, and the permit is maintained without living in Greece. The outcome is a residence permit, not a passport; Greek citizenship becomes possible only after seven years of genuine residence, a language exam and demonstrated integration.
Since the 2024-2025 reform, the real-estate route is tiered by zone. In high-demand areas, the minimum is €800,000 [], across the rest of Greece it is €400,000 [], and a reduced €250,000 tier [] applies only to completed commercial-to-residential conversions or the restoration of listed buildings. A separate €250,000 route supports investment in a registered Greek startup through the Elevate Greece programme. The legal basis for the tiers is Law 5100/2024 (Article 64) and, for the startup route, Law 5162/2024; the Ministry of Migration and Asylum's own documentation still cites Law 4251/2014 as amended (all against the Government Gazette / FEK).
Greece sits mid-table on the Mirabello Investment Migration Index, strong on family terms and mobility, with cost pushed up by the zone tiers. Investors weighing Europe often compare it with the Portugal Golden Residence Permit and the Malta Permanent Residence Programme. Every figure on this page is provenance-tracked; time-sensitive thresholds are confirmed against the Hellenic Ministry of Migration and Asylum and the Government Gazette (National Printing House). This is information, not advice; a Mirabello specialist confirms the precise route for your nationality, family and tax position.
Investment routes
The Greece Golden Visa programme offers 4 approved investment routes, each independently verified by the Mirabello data team against official government sources. Minimum required investment starts from €250,000. A Mirabello specialist will confirm which route best matches your nationality, family composition, budget and preferred timeline.
| Route | From | Type |
|---|---|---|
| Real Estate, Zone A (High-Demand Areas) | €800,000 | real estate |
| Real Estate, Zone B (Other Regions) | €400,000 | real estate |
| Commercial-to-Residential Conversion / Heritage Restoration | €250,000 | real estate |
| Startup Investment (New, 2025) | €250,000 | business |
Cost calculator
Most advisers quote the headline figure only. Choose your route and family, and see the complete government-side cost, the investment plus every mandatory official fee, itemised line by line, so the number you budget is the number you pay.
On the Real Estate, Zone A (high-demand: Attica, Thessaloniki Municipality, Mykonos, Santorini, islands over 3,100 residents) route. Every figure below is an official government-side cost, computed by the same engine that powers the calculator and the Mirabello data API.
| Line item | Amount (EUR) |
|---|---|
| Real Estate, Zone A (high-demand: Attica, Thessaloniki Municipality, Mykonos, Santorini, islands over 3,100 residents), minimum investment | €800,000 |
| Residence-permit fee (per application) | €2,000 |
| Residence-permit card, Main applicant | €16 |
| Adult family-member fee, Spouse | €150 |
| Residence-permit card, Spouse | €16 |
| Residence-permit card, Child (age 10) | €16 |
| Estimated government-side total | €802,198 |
MCPScored on cost, mobility, speed, path, stability, family and tax.
Our read: The Greece Golden Visa grants renewable EU residency from EUR 250,000 (tiered to EUR 400,000-800,000 in high-demand zones) via real estate. It allows Schengen travel and includes the family, with no minimum-stay requirement. Regulatory status: not listed on FATF, EU tax, US OFAC, or OECD CRS-risk lists. Strategic perspective, advisory only; figures provenance-tracked, unconfirmed items flagged for verification.
A four-question indicative check to see whether this programme fits your profile. A Mirabello specialist then reviews your nationality, family structure, budget and timeline in full confidence, confirming your detailed eligibility and which investment route best suits you, at no cost and with no obligation.
Based on your answers, Greece Golden Visa looks worth a closer look. A Mirabello specialist will map the precise route to your nationality, family and tax position.
Book a free consultationHow it compares
The table below compares Greece Golden Visa against its closest alternatives, scored on the Mirabello Investment Migration Index across cost, visa-free mobility, processing speed, regulatory stability and path to citizenship. All investment figures and processing times are sourced from official government data and independently verified by the Mirabello data team.
Sourced live from the MirabelloMCP · | Programme | From | Timeline | Min. stay | Mobility | Outcome |
|---|---|---|---|---|---|
| 🇬🇷 Greece Golden Visa | €250,000 | 3-9 months | None | 184 visa-free | Residence permit |
| 🇯🇵 Japan Business Manager Visa | $200,000 | Approximately 1-3 months for the residence-status examination once a complete application is filed. A Certificate of Eligibility | No fixed annu | 187 visa-free | Residence permit |
| 🇸🇮 Slovenia Business Residence | €50,000 | n/a | Must reside genuinely | 182 visa-free | Residence permit |
| 🇲🇾 Malaysia MM2H | $150,000 | Approximately 2-3 months after complete document submission current service standard. | Mainland tiers reporte | 183 visa-free | Residence permit |
Questions
The Greece Golden Visa programme starts from €250,000 via Real-estate investment (tiered 250k-800k).
Indicative processing time is 3-9 months (improved from 12-18 months in 2023-2024).
Zero, no minimum days required to maintain the Golden Visa permit. Visit once to provide biometrics, then no physical presence needed for renewal.
7 years of actual residence in Greece (must spend majority of time in Greece, pass language exam, demonstrate integration)
The real-estate route is tiered by zone: from EUR 800,000 in high-demand areas, EUR 400,000 across the rest of Greece, and a reduced EUR 250,000 for completed commercial-to-residential conversions or restored listed buildings. A separate EUR 250,000 route covers investment in a registered Greek startup via Elevate Greece. All figures are against the Government Gazette.
Yes. Following the 2024-2025 reform, the real-estate minimum is no longer a single EUR 250,000 figure but a zone-based scale of EUR 800,000, EUR 400,000 and a reduced EUR 250,000 for conversions or listed buildings. The programme itself continues and remains open; the thresholds simply now vary by location and property type.
No. The Greece Golden Visa has no minimum-stay requirement. You visit once to provide biometrics, and the permit renews without any physical-presence obligation, which is why it suits investors who want European residency without relocating.
Yes. One qualifying investment covers the whole family: your spouse, unmarried children up to 21 (renewable to 24 if they are students), and the parents of both spouses with no upper age limit. The investment amount does not increase with family size; a government fee of EUR 2,000 applies to the main applicant plus EUR 150 per dependent aged 18 or over.
Indicative processing is 3-9 months, improved from the 12-18 months seen in 2023-2024. Timelines depend on document readiness, the property transaction and the current caseload at the Ministry of Migration and Asylum.
It can, but not automatically. Greek citizenship becomes possible after seven years of genuine residence in Greece, alongside a language exam and demonstrated integration. The Golden Visa itself grants residency and Schengen mobility; the citizenship path requires actually living in the country.
Tax applies only if you become a Greek tax resident, generally by spending 183 or more days a year in Greece. Resident income is taxed progressively from 9% to 44%, and capital gains on property sales at 15%. VAT of 24% applies to new-build property, with a first-buyer suspension whose extension into 2026 is . Tax planning is individual; seek independent advice.
Long-term letting is generally permitted, but properties acquired under the reduced EUR 250,000 and converted-building routes are restricted from short-term rental use []. Confirm the current rules for your specific property and tier before purchase.
The primary official sources the Greece Golden Visa figures on this page are verified against. Where a mandatory fee is not in a published schedule, it is marked as disclosed by Mirabello from case experience.
Book a confidential, no-obligation consultation with a Mirabello investment migration specialist, in your own language. We will confirm which programme fits your profile, your budget and your timeline, and outline the precise path to your second citizenship or residence permit, at no cost and with no commitment.
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