In a world where global mobility and investment opportunities increasingly go hand in hand, Greece’s Golden Visa Program stands out as one of the most attractive residency-by-investment options in Europe. With its rich history, stunning landscapes, Mediterranean climate, and access to the Schengen Zone, Greece offers a compelling proposition for non-EU citizens seeking both lifestyle and long-term strategic benefits.

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In this comprehensive guide, we explore everything you need to know about the Greece Golden Visa Program — from eligibility and investment requirements to benefits and recent updates.

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What is the Greece Golden Visa?

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Launched in 2013, the Greece Golden Visa is a residency-by-investment program that grants a five-year residence permit to non-EU/EEA/Swiss nationals who invest in the country. It is one of the most affordable Golden Visa programs in Europe, and offers visa-free access to the Schengen Area.

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Unlike citizenship-by-investment programs, the Golden Visa does not automatically lead to citizenship, but it is renewable every five years and can eventually lead to permanent residency or citizenship if certain conditions are met.

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Key Benefits of the Greece Golden Visa

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1. Visa-Free Travel
   Enjoy visa-free access to 29 Schengen countries including France, Germany, Italy, and Spain.

2. Affordable Entry Point
   With a minimum investment of €250,000, Greece offers one of the lowest thresholds for a European Golden Visa (although certain areas now require higher investments).

3. Family Inclusion
   The permit extends to your spouse, children under 21, and in some cases, dependent parents of both the investor and spouse.

4. No Residency Requirement
   You are not required to live in Greece to maintain or renew your visa.

5. Path to Citizenship
   After 7 years of residency, you can apply for Greek citizenship, provided you meet language and integration requirements.

6. Real Estate Rental Income
   Properties purchased under the program can be rented out, offering a passive income stream.

7. High Quality of Life
   Greece offers a great climate, healthcare, education, safety, and a relatively low cost of living compared to other EU countries.

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Investment Options

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As of 2024, Greece offers several pathways to qualify for the Golden Visa:

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1. Real Estate Investment

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• Minimum Investment: €250,000 (rising to €500,000 in prime areas like Athens, Thessaloniki, Mykonos, and Santorini)

• Type: Residential or commercial property

• Ownership: Can be individual or through a legal entity owned by the applicant

• Multiple Properties: Allowed, as long as the total value meets the minimum threshold

2. Real Estate Lease or Timeshare

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• Minimum 10-year lease of hotel accommodations or tourist residences

• The lease value must be at least €250,000

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3. Capital Contribution

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• Investment in a Greek company, government bonds, or shares in real estate investment companies (REICs)

• Minimum investment varies from €400,000 to €800,000 depending on the type

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4. Bank Deposit in Greece

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• Fixed-term deposit in a Greek bank of at least €400,000 for at least one year

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Application Process: Step-by-Step

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Choose an Investment Option

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Select a real estate or financial investment that suits your goals. Most applicants choose real estate for its simplicity and passive income potential.

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Obtain a Greek Tax Number and Open a Bank Account

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Before making your investment, you’ll need a Greek tax identification number (AFM) and a local bank account.

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Complete the Investment

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Purchase the property or make the qualifying investment. Ensure all contracts are officially registered.

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Submit Golden Visa Application

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Compile the required documents and submit your application to the local Immigration Office. You will need:

• Valid passport

• Proof of investment

• Health insurance

• Background check

• Marriage and birth certificates (for family inclusion)

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Biometrics and Temporary Permit

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Once submitted, you’ll be scheduled for biometrics. A receipt of submission acts as a temporary residence permit.

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Golden Visa Issuance

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If approved, you’ll receive your 5-year residence permit, renewable indefinitely as long as the investment is maintained.

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Taxes and Other Considerations

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Tax Residency

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Golden Visa holders are not automatically considered tax residents. However, if you spend more than 183 days in Greece, you may be subject to taxation on global income.

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Property Taxes

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• Annual ENFIA tax applies (calculated based on the value and location of the property)

• Rental income from properties in Greece is subject to local taxation

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Legal and Maintenance Fees

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• Expect legal, notary, and registration fees amounting to 7–10% of the property value

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Recent Updates (As of 2024–2025)

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• The minimum investment threshold has doubled to €500,000 in high-demand areas including:

  • Central and Southern Athens

  • Thessaloniki

  • Mykonos and Santorini

• The €250,000 threshold still applies in less competitive regions

• Digital application systems and faster processing have improved timelines

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Who Should Consider the Greece Golden Visa?

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The program is ideal for:

• High-net-worth individuals seeking European residency

• Families planning to educate their children in Europe

• Investors wanting rental income from holiday homes

• Retirees seeking a Mediterranean lifestyle

• Entrepreneurs seeking a strategic base within the EU

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Final Thoughts

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The Greece Golden Visa Program is more than a gateway to the Schengen Zone—it’s a lifestyle upgrade, investment strategy, and long-term backup plan all rolled into one. With its low entry barrier, minimal residency requirements, and family-friendly policies, it offers unmatched value for those looking to expand their horizons.

 

Whether you're looking to own a beachfront property, secure your children’s future education in Europe, or diversify your global investments, the Greek Golden Visa opens doors to a wealth of opportunity.