Greece Golden Visa
A residence permit for an investment in property from €400,000 (in Attica, Thessaloniki and the popular islands — from €800,000).
- Investors
- Families
A decision of the Minister of Migration keeps the suspension of filing and approving new investor residence applications in force until further notice; it has not been lifted. Renewals and pending renewal applications are processed as usual. Two exceptions: Russian and Belarusian nationals who are family members of an investor of another nationality, and family members of an investor whose permit is valid or whose renewal has been filed.
Since law No. 5100/2024 the thresholds in force have been €400,000 (standard region) and €800,000 (Attica/Athens, Thessaloniki, Mykonos, Santorini and islands with a population above 3,100 at the last census). Law No. 5275/2026 (February 2026) did not change these thresholds.
What the Greek Golden Visa is
The Greek Golden Visa is a permanent residence permit for investors under article 100 of the Migration Code (law 5038/2023 as amended by law 5100/2024); the former article 20 of law 4251/2014 was repealed on 1 January 2024. The name misleads twice over: it is not a visa but a residence card, and “permanent” here does not mean indefinite.
The card is issued for five years and is renewed for further five-year periods. There is one renewal condition and it is strict: the investment has to be maintained — the property stays in the applicant's ownership and possession, or the lease stays in force.
The status does not require living in Greece. That is what sets it apart from income-based residence permits such as Portugal's D7: there presence is compulsory, here it is not.
No property picked yet? Tell us what you need and we will come back with options that fit the programme.
How a residence permit differs from citizenship by investment
A residence permit is the right to live in a country lawfully for a limited period, with renewal. It gives no passport, no right to vote and is almost always tied to a ground: once the ground falls away, the status is not renewed.
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For the individual that means three things. The status has to be maintained: keep the investment, the income or the housing, and file for renewal on time. The status can be lost — for breaching the conditions or for being out of the country too long. And the status does not convert into citizenship automatically: the naturalisation clock runs separately, and some programmes do not count towards it at all.
In return, a residence permit costs many times less than citizenship by investment and opens up what people most often take it for: lawful residence, a bank account, healthcare, school for the children and travel within Schengen.
What the Greek Golden Visa gives you
It gives
This option- The right to live in Greece with no minimum-stay requirement
- Travel within Schengen
- Family members included in the application
- Renewal every 5 years as long as the investment is maintained
It does not give
- Citizenship or a passport
- Automatic credit towards the naturalisation period without actual residence
- The right to work as an employee without a separate ground
- Retention of the status if the asset is sold and not replaced
The entry thresholds depend on the type of asset and on the region and have changed with amendments — we give the current sums at the consultation.
How the Greek Golden Visa is renewed
A set of documents is filed for renewal: the application, four colour photographs to passport standard plus the same photographs in digital form, a certified copy of the valid passport, copies of every page of the travel documents covering the period of the previous card, insurance and the fees.
The main item in the set is proof that the investment is still in place. The property is still owned, or the lease is still in force. Without that there will be no renewal.
What the service includes
| Finding the property | |
| The residence permit | |
| Support throughout | |
| The property itself— billed separately |
Documents and programme requirements
- 1Property from €400,000–800,000
- 2A clean background
How the process runs
2–4 months- Step 1We select the asset to suit the objective and check whether it meets the programme's current criteria.
- Step 2We complete the transaction and obtain the documents evidencing the investment.
- Step 3We file the application for the investor card with the full set of documents and the fees.
- Step 4Biometrics are given.
- Step 5Residence cards for five years are issued — for the applicant and the family members included.
- Step 6After five years — renewal, provided the investment is retained.
Frequently asked questions
Do you have to live in Greece on the Golden Visa?
What happens if the property is sold?
Can the property that was bought be let out?
Is the Golden Visa a permanent status?
Residence through property: other options
Compare terms in other countries and delivery formats.
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