Greece Golden Visa
A residence permit for an investment in property from €400,000 (in Attica, Thessaloniki and the popular islands — from €800,000).
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 of 3,100 or more). 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 20 of law 4251/2014. 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.
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 |
How the process runs
2–4 months- Шаг 1Подбираем актив под задачу и проверяем, проходит ли он по действующим критериям программы.
- Шаг 2Оформляем сделку и получаем документы, подтверждающие инвестицию.
- Шаг 3Подаём заявление на карту инвестора с полным комплектом и пошлинами.
- Шаг 4Сдаём биометрию.
- Шаг 5Получаем карты резидента на пять лет — на заявителя и включённых членов семьи.
- Шаг 6Через пять лет — продление при сохранении инвестиции.
What we need from you
- 1Property from €400,000–800,000
- 2A clean background
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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