The Greece Golden Visa program offers several pathways for non-EU investors to obtain residency through qualifying investments in real estate or other financial instruments.
With the Greek Golden Visa you and your family will have a permanent Greek residency permit. There is no limitation to how long you can stay. As a matter of fact, there is no minimum stay requirement either. The right to live in Greece comes with public healthcare and education benefits as well.
This lowered investment threshold of €250,000 is specifically applicable to (1) investments in buildings being converted to residential use or (2) the restoration of listed heritage buildings. The condition underscores the government’s intention to incentivize projects that contribute to urban renewal and cultural preservation. Importantly, the conversion or restoration must be completed before the application for the renewal of the Golden Visa. We have established partnerships with several developers actively searching and offering eligible investment options that meet the requirements set by the Golden Visa programme. These investment opportunities are likely to be in high demand and may not remain available for long. Early action will improve your chances of securing a qualifying investment.
If you’re investing in rural areas or less densely populated towns and islands, a single property purchase valued at €400,000 or more and measuring at least 120 square meters qualifies for the visa.
For properties in high-demand in areas like Athens, Thessaloniki, or islands with over 3,100 residents, i.e. Mykonos, Santorini, Crete, Rhodes, Corfu, Zakynthos. an investment of €800,000 or more in a single property is required.
Single Property Rule: Investors are required to allocate their funds to a single property, which must have a minimum size of 120 square meters (approximately 1,292 square feet) to qualify.
Usage Restrictions: Properties acquired under the Golden Visa program are prohibited from being used for short-term rentals, such as those listed on platforms like Airbnb. Non-compliance with this regulation may result in the cancellation of the residence permit and a fine of €50,000.
As a first step, the lawyer will review the mortgage and land registry records, tracing property titles from the past 20 years. They will also verify whether any real collaterals—such as liens from banks, tax authorities, or private individuals—exist on the property. If any encumbrances are found, a minor legal procedure may be required to clear them before the property can be sold.
Additionally, the lawyer will collaborate with an engineer and a notary. Before signing the final contract, they must conduct a final check with the land registry to confirm that no legal changes have occurred regarding the property's status.
The legal review expenses amount to 1% of the total selling price, plus 24% VAT.
Additionally, an engineer must assess technical aspects such as the construction license, verifying that the square meters listed in the property titles match the original permit and identifying any irregularities that need to be resolved. The engineer's fees vary depending on the complexity of the case.
The additional real estate transaction expenses include:
Once the final sales purchase contract is signed, it must be immediately registered with the mortgage office, and a registration receipt must be obtained—this document is essential for the Golden Visa application.
Hotel or Tourist Residence Lease: A lease agreement worth €400,000 or €800,000 (depending on location) for a minimum duration of 10 years in hotel accommodation or furnished tourist residences.
Greek Government Bonds: A minimum investment of €500,000 in Greek government bonds with a maturity of at least three years, acquired through a Greek financial institution.
Shares or Corporate Bonds: A minimum investment of €800,000 in shares, corporate bonds, or government bonds listed on the Greek stock market.
Investment Funds: A minimum €350,000 investment in an approved fund that allocates capital to Greek equities, corporate bonds, or government bonds.
Capital Investment in Greek companies: A minimum investment of €500,000 in the shares of a company registered in Greece.
Purchasing property for €250,000 or investing €400,000 in shares alone does not automatically qualify an investor for a Golden Visa. The law outlines a detailed process, requiring each investment to adhere to strict guidelines. Real estate transactions, for example, must follow a regulated payment schedule, while many financial products need government pre-approval to meet Golden Visa standards.
Investors are also required to comply with a range of other legal obligations. Adherence to Greek tax regulations and European anti-money laundering rules is critical to maintain the transparency and legitimacy of the investment. These measures help ensure that funds used in the process are lawful and secure.
Given the complexity and international nature of the Golden Visa process, seeking specialized legal and administrative support with extended expertise is essential. Applicants need advice that covers not only immigration law but also the broader scope of Greek and European regulations to prevent any legal complications that could jeopardize the visa application.
The Golden Visa program intersects with numerous legal fields: real estate law, tax law, immigration law and also international tax law. Understanding these domains ensures that each step aligns with both Greek and European legal framework. Our team of experts is committed to providing you with a smooth and hassle-free experience in obtaining your Golden Visa, guiding you through every step of the process.
We will ensure that the journey is straightforward and stress-free, allowing you to focus on the exciting opportunities ahead.
Reach out to us with confidence, our dedicated team is here to support you every step of the way. We are committed to handling your inquiry with the utmost care and confidentiality.
