It is the granting of a five-year residency visa in Greece, potentially leading to the acquisition of Greek citizenship, to citizens of third countries (outside the E.U.) legally entering or living in Greece and buying real estate property in the country exceeding 500.000 Euros (for properties located in the center of Athens and the Northern and Southern suburbs, in Thessaloniki, Mykonos and Santorini) and 250.000 Euros for properties located in the rest of the country.
Yes, it can be renewed every five years, provided the property stays under the ownership of the visa holder throughout the duration of visa, irrespective whether the holder had been physically present in Greece or not.
Yes, and the new owner is entitled to a visa; however, the seller’s visa will be revoked.
Yes, but it can also be under the joint name of the spouses, or even under the name of a legal entity, the shares of which belong to the applicant by 100%
The latter, provided that its value had been or currently is at least 250.000 Euros.
Yes, long term (10 years or more) leases of hotels or tourist resorts and time-sharing leases, of equivalent rent value (of 500.000 Euros or 250.000 Euros, depending on where the property is located) paid up.
Through a personal non-transferable bank check or a bank transfer to the seller’s account in Greece. Details of payment should be mentioned in the conveyance Deed.
Fine, provided that the total value of the land and the contract with the developer/builder, exceeds 500.000 Euros or 250.000 Euros (depending on where the property is located).
Yes, provided the threshold of 500.000 Euros or 250.000 Euros (depending on where the property is located)is met for each one.
For properties where the 500.000 Euros is applicable, the value of 500.000 Euros applies for the purchase of a single property. For properties located in other areas of Greece, more than one properties can be bought of value of more than 250.000 Euros, irrespective of whether they are characterized as residential, commercial, property to be renovated, or even vacant land.
It can be rented out or get a mortgage on it.
Yes, including the spouse, children of either spouse under 21 years of age and the (spouses’) parents.
Yes, including the spouse, children of either spouse under 21 years of age and the (spouses’) parents.
Yes, the visa holder and the family members may travel in the European Union Schengen area for up to 3 months every 6 months time period with multiple entrances.
No, but he can set up a company as a shareholder or be a CEO.
A clear criminal record, private hospital/medical insurance and evidence of family status (for the family members). Foreign documents need to be “apostil” certified or consularised and translated into Greek by the Greek Ministry of Foreign Affairs or a qualified Greek lawyer.
Approximately two months or more after the accomplishment of the purchase and the submission of the full file to the competent Public Authority.
It is not compulsory but lawyers may definitely assist the procedure to become effective and fast.
Greek Real Estate Golden Visa Program
(Effective January, 2026)
In general, the Greek Golden Visa program allows non-EU citizens, being at least 18 years of age and having a clean criminal record and a valid medical insurance, to get a five (5)-year residence permit through a property investment, under the specific conditions provided for by law. Family members of the investor may be included in the Golden Visa application. The Greek Golden Visa- residency by investment does not depend on minimum residency requirements, but does not grant the right to work in Greece. Depending on its nature the property in which the investment is made can be leased (but not sub-leased) during the residency period. In addition, the property in which the investment is made can be sold, if the investor does not wish to keep/ renew the Golden Visa. The processing time for obtaining a Greek real estate Golden Visa in 2026 is approximately 6-9 months, starting from the time of completion of the investment.
Specifically, by decision of the Secretary of Decentralized Administration, a residence permit for five (5) years (“Β5” residence permit), with the possibility of renewal, is granted to a third-country citizen who:
(a) Has entered the country legally with any entry visa or resides legally in the country, even if the residence permit he/she holds does not allow a change of purpose.
(b) Owns full ownership and possession of real estate in Greece. In case of undivided co-ownership of real estate with a minimum acquisition value equal to that specified by law, the right of residence is granted only if the co-owners are spouses or cohabitants who have entered into a cohabitation agreement. Otherwise, the right of residence is granted only if the share of each co-owner is at least equal to the value specified by law.
(c) Has full ownership and possession of real estate in Greece with an acquisition value at least equal to that specified by law through a legal entity based in Greece or another EU Member State, the shares or corporate interests of which are wholly owned by him/ her.
(d) Has entered into a long-term contract for complex tourist accommodation, in accordance with paragraph 2 of Article 8 of Law 4002/2011 or a timeshare contract for tourist accommodation, in accordance with Law 1652/1986, of a value at least equal to that specified by law.
(e) Is an adult and has acquired full ownership and possession as a heir by intestate succession or by Will or through parental gift, immovable property with an objective value at least equal to that specified by law.
Significant changes have been implemented in the acquisition of real estate in Greece under the Golden Visa program, following a revision of the regulatory framework and an increase in the minimum investment thresholds required for the issuance of a residence permit. Under the new regulatory framework it is also possible to submit an application electronically without being physically present. In this case, after submitting the application, the investor will enter the country to submit the required biometric data.
Non-EU citizens seeking a five-year residence permit through the Golden Visa program are required to invest substantially higher amounts in real estate, with thresholds varying depending on the location of the property.
Previously: The threshold was €500.000 in central Athens, the northern and southern suburbs (but not in Piraeus or the western suburbs), the municipality of Thessaloniki, Mykonos, and Santorini. In all other regions, the threshold stood at €250.000.
Now:
Thus, in the above cases the investment must be made in a single property with a minimum surface area of 120 square meters.
Please note that the aggregation of smaller properties to meet the required investment amount is not permitted.
For both categories 1 and 2 (change of use and listed properties) there are no minimum square meter requirements for the eligible properties.
An important provision introduced by the new law is the prohibition of short-term rentals (e.g. via platforms such as Airbnb) and subleasing of properties acquired through the Golden Visa program.
According to the current Greek legislation on the Golden Visa, family members of the investor are entitled to obtain a residence permit based on the primary investor’s property investment.
Who Qualifies as “Family Members”?
Family members may enter after the entry of the third-country citizen, from whom they derive their right of residence. These family members are granted a residence permit for the same period as the investor, which likewise does not provide access to the labor market. Children of third-country citizens who have been admitted to Greece under the terms and conditions of residence permits for investors are granted a residence permit for family reunification until the age of 21. After the age of 21 it is possible to renew these permits with a three-year independent residence permit until the age of 24. Further renewal is possible in accordance with the provisions of immigration law.
Residence Permit Characteristics for Family Members
Renewals are subject to- at least- the same conditions as the primary permit, i.e., the investment must remain valid.
Besides the above type “B5” residence permit (“B5” Golden Visa), Greek law, i.e. Greek Immigration Code (L. no. 5038/2023) provides for the following types of residence permits for investment purposes:
January 8, 2026
February 2023
[Disclaimer: The present Q + As do not constitute a legal opinion or analysis. For such opinion/analysis to be rendered and provided to client, specific case particulars, facts, events, documents etc. must be submitted to attorney’s attention, whereupon attorney will advise the client vis-à-vis the same. Attorney bears no responsibility if any generalised or summarised legal advice, such as the advice provided above, ultimately fails to apply in client’s specific case, as generally described at this stage before attorney is retained to represent client]