Greece Golden Visa Program

The minimum qualifying real-estate investment depends on the location and type of property:

• €800,000 — Real estate in Attica, the Regional Unit of Thessaloniki, the islands of Mykonos, Santorini and Syros, and islands with >3,100 residents. The property must be residential (apartments, houses — commercial properties no longer qualify in these areas).
• €400,000 — Real estate in all other regions of Greece, under the same residential-use condition.
• €250,000 — Conversion of a commercial property to residential use (anywhere in Greece), and restoration of listed/protected buildings, regardless of location.

Source: Hellenic Ministry of Migration & Asylum, following Law 5162/2024 amendments. Final eligibility is determined by the Greek authorities.

The program is open to non-EU/EEA citizens (third-country nationals). Main applicants must:

• Hold a clean criminal record from their country of origin
• Be at least 18 years old
• Hold a valid passport or travel document
• Make a qualifying real-estate investment in Greece

Family members included (no additional investment required): spouse, unmarried children under 21, and parents of the main applicant.

• Residence permit valid for 5 years, renewable indefinitely as long as the qualifying investment is maintained
• Travel within the Schengen Area (29 countries) on visa-waiver conditions
• Pathway to citizenship after 7 years of legal residence (under Greek Citizenship Code, Law 3284/2004)
• Access possible to Greek state schools and the public healthcare system (EOPYY) as a lawful resident
• Family reunification rights
• No minimum stay requirement — you do not need to reside in Greece full-time

Golden Visa holders should be aware of the following Greek tax obligations:

• ENFIA (annual property tax) — payable each year by the property owner to the Greek State
• One-time transfer tax — based on the cadastral or objective value of the property (typically 3% to 24%, payable to AADE at signing of the notarial deed)
• AFM (ΑΦΜ) — Greek tax registration required before purchase
• Greek income tax — on any Greek-source income (rental yields, capital gains on sale). Capital gains on sale are generally exempt for individuals under conditions (Law 4172/2013); the 15% rate applies to companies — confirm with your tax advisor.

Source: Independent Authority for Public Revenue (AADE)

Figures and legal thresholds on this page reflect Greek law and published rates (Law 4251/2014 as amended by Law 5162/2024; AADE property-tax rules) as at September 2026. They may change — verify current terms with your lawyer or the competent authority (Ministry of Migration & Asylum, AADE) before making any commitment.