Imagine waking up to the gentle lull of the Aegean waves, a cup of Greek coffee in hand, in a sunlit villa overlooking a pristine beach. For many, this vision is a dream; for savvy investors, it can be a reality through Greece’s Golden Visa program, one of Europe’s most accessible residency-by-investment schemes.
Since its inception in 2013, the Golden Visa in Greece has offered non-European Union citizens a chance to acquire residency in Greece in exchange for a tangible investment in the country’s real estate market. Beyond residency, it opens doors to Schengen travel, family inclusion, and potential long-term returns on property investments.
Let’s explore how it works, the types of properties eligible, and the value you can expect for your investment.
What is the Golden Visa in Greece?
The Greek Golden Visa program is essentially a residency permit for investors and their families. Unlike other residency programs, Greece’s version does not require you to live in the country. The key requirement? Investing in real estate or other approved assets.
Eligibility extends to:
• Non-EU, non-EEA citizens, including family members (spouse, children under 21, and parents of both).
• Individuals with a clean criminal record.
• Those able to prove the legality of funds used for investment.
With this permit, you gain:
• Residence for five years, renewable indefinitely as long as the investment is maintained.
• Visa-free travel across the Schengen area.
• The possibility of applying for Greek citizenship after seven years of residence.
How to Qualify: Investment Options
While several pathways exist, the most popular and accessible route is real estate investment to acquire the golden visa in Greece. The minimum investment depends on property type and location:
1. Standard Residential Properties – €400,000
• Location: Regions outside prime zones.
• Property Type: New or existing residential properties.
• Size Requirement: Minimum 120 square meters.
• Note: Applies to most areas in Greece not classified as prime zones.
2. Prime Residential Properties – €800,000
• Location: Prime zones including the entire Region of Attica (Athens), Thessaloniki, and islands with more than 3,100 inhabitants (e.g., Mykonos, Santorini, Crete, Rhodes).
• Property Type: New or existing residential properties.
• Size Requirement: Minimum 120 square meters.
• Note: Higher threshold to regulate demand in sought-after areas.
3. Specialised Real Estate Investments – €250,000
• Location: Nationwide.
• Property Type: Commercial properties converted to residential use or restoration of listed buildings.
• Size Requirement: No minimum size.
• Note: Conversion or restoration must be completed before applying.
Other Investment Options
Though less common, applicants can invest in:
• Greek companies or government bonds.
• Venture capital or designated strategic projects.
These generally require higher minimum investments and involve more complex approval processes.
Step-by-Step Application Process
1 – Select Property or Investment – Conduct thorough due diligence. Consider location, property type, and potential rental yield.
2 – Acquire the Property – Sign the preliminary contract and transfer funds. Ensure compliance with Greek banking and tax regulations.
3 – Submit Application – Applications are handled by the Greek Ministry of Migration and Asylum.
Required documents include:
• Valid passport(s)
• Criminal record certificate
• Health insurance proof
• Property purchase documents or investment proof
• Greek tax registration number (AFM)
4 – Receive Residence Permit – First permit lasts five years, renewable as long as the investment remains.
5 – Enjoy Residency and Schengen Travel – No minimum stay required. Live in Greece, rent out your property, or simply enjoy visa-free access to Europe.
Property Types and Expected Values
| Property Type | Typical Investment | Features |
|---|---|---|
| Urban apartment (Athens/Thessaloniki) | €400,000–€800,000 | 1–3 bedrooms, central location, strong rental demand |
| Coastal villa (Peloponnese, Crete) | €400,000–€600,000 | Small villa or townhouse, near beaches, seasonal rental potential |
| Luxury villa (Santorini, Mykonos, Rhodes) | €800,000+ | Modern amenities, large terraces, prime locations |
| Commercial-to-residential | €250,000+ | Renovated or converted spaces eligible |
Coastal and island properties often carry premium prices due to tourism demand, while urban apartments offer more predictable rental income and lower maintenance costs.
Costs Beyond Property
• Government fees: €2,000–€5,000 per applicant
• Legal and consultancy fees: €2,000–€5,000 depending on representation
• Taxes: Annual property taxes (~0.1–0.2%)
Benefits of the Greek Golden Visa
• Residency for the whole family
• Schengen travel without additional visas
• Flexibility: No requirement to live in Greece
• Investment potential: Coastal and urban properties can generate rental income
• Path to citizenship after seven years
Mediterra Premium: Your Partner in the Journey to Acquire the Golden Visa in Greece
Navigating the Greek Golden Visa process can be complex. Mediterra Premium works with trusted partners to assist you every step of the way, from selecting the ideal property to completing legal procedures.
Whether you’re seeking a coastal villa, a city apartment, or a heritage property, our team is here to guide your investment choices with precision and confidence.
Contact Mediterra Premium today to start your journey toward Greek residency through the Golden Visa program.