Programme Overview
Greece Golden Visa
From €400,000 (€800,000 in prime zones; change of use from €250,000) — financed against your portfolio, not liquidated from it.
Or compare it against the other programmesGreece at a glance
The Greece Golden Visa Programme offers permanent residency through real estate or investment fund options. Greece combines Mediterranean lifestyle, rich history, and favorable tax treatment for investors.
Investment from
€400,000
€800,000 in prime zones; change of use from €250,000
Processing
3.5-8.5 months
Stay required
None
Golden Visa. Spouse and dependants included. There is a pathway to citizenship.
Greece Golden Visa — investment routes
Heritage Property Conversion
Conversion of commercial properties to residential use or restoration of listed heritage buildings
- ▪Investment of €250,000 ($275K USD)
Investment Fund
Investment in qualifying Greek investment funds or venture capital funds
- ▪Investment of €350,000 ($385K USD)
Real Estate - General Regions
Purchase of residential or commercial property (minimum 120 sqm) in most Greek regions
- ▪Investment of €400,000 ($440K USD)
Real Estate - Premium Locations
Purchase in Athens, Thessaloniki, Mykonos, Santorini, and islands with 3,100+ inhabitants
- ▪Investment of €800,000 ($880K USD)
Non-Dom Tax Regime
One-time lump sum payment for non-domiciled tax status (renewable annually)
- ▪Investment of €100,000 ($110K USD)
Greece Golden Visa benefits
- Permanent EU residency rights
- Visa-free travel in Schengen Zone
- No minimum stay requirements
- Include entire family
- Access to Greek healthcare and education
- Non-dom tax benefits on foreign income
- Rental income potential from investment property
- Path to citizenship after 7 years
Eligibility Requirements
- ▪Non-EU/EEA/Swiss national
- ▪Valid passport
- ▪Clean criminal record
- ▪Private health insurance
- ▪Property maintained for duration of residency
- ▪Proof of sufficient income for maintenance
Who can be included
- Spouse
- Children under 21 (or under 24 if students)
- Parents and in-laws of main applicant and spouse
- All dependents receive residence permits
Taxation
Greece offers a non-domiciled tax regime allowing foreign residents to pay €100,000 annual lump sum instead of taxation on worldwide income. Standard Greek tax residents pay progressive income tax on worldwide income.
Residency requirements
No minimum stay requirement. Investors are not required to reside in Greece to maintain their Golden Visa status.
Path to citizenship
Eligible for citizenship after 7 years of legal residency with physical presence requirements and Greek language proficiency.
Application process
Typical duration: 3.5-8.5 months- 01
Property Selection & Purchase
1-2 monthsIdentify property, execute purchase and obtain title deed
- 02
Application Submission
1-2 monthsPrepare and submit Golden Visa application with supporting documents
- 03
Processing & Approval
1-4 monthsGovernment review and residence permit approval
- 04
Permit Issuance
2-4 weeksCollect residence permit (5-year validity, renewable)
Costs and fees (Commission)
Every charge the programme makes, and the sales commission an intermediary adds on top of them.
Property Transfer Tax
3.09% of property value
Government tax on real estate purchases, paid at completion
Notary Fees
1-1.5% of property value
Notarial services for property deed execution
Legal Fees
1-2% of property value
Immigration and property lawyer fees for full service
Application Fee
€2,000 per applicant
Government processing fee for Golden Visa application
Residence Card Fee
€16 per card
Biometric residence permit card issuance
Estate agent
2-3% of property value
Real estate agent fees, often paid by the seller.
Sales commission
€25,000–€50,000
Frequently inside the property price rather than invoiced.
Fee based model
The same programme, bought without an intermediary's commission.
You save
€25,000–€50,000
The sales commission on the left, which you do not pay. The $2,500 fee replaces it.
Total estimated cost
€300,000–€920,000
including property purchase, plus the sales commission above.
Total estimated cost
€275,000–€870,000
The programme's own charges, plus the $2,500 fee. No commission.
What the advice costs
The programme costs the same. The advice does not.
Through a commission
€25,000–€50,000
Sales commission on Greece. Frequently inside the property price rather than invoiced. It is why a Greek conversion is offered at €280,000 when €250,000 qualifies for the identical permit.
Through a fee
$2,500
Six months as a private client — route selection, the financing, the portfolio, and me on the end of a phone. Twelve months is $5,000. Paid by you, so the answer can be no.
Total saving
€25,000–€50,000
The whole commission, before the $2,500 fee, which is charged in dollars. The programme costs what it costs either way.
This is the commission only. The licensed agent, the legal work and the government fees in the list above are payable whoever advises you, and nothing here removes them — a saving that quietly included a statutory fee would be the same trick in the other direction.
Commission ranges are typical rather than universal, and no firm is named. They are not published anywhere, which is the point of them.
Fund Your Greece Investment with a Lombard Loan
Instead of liquidating your portfolio to fund the From €400,000 (€800,000 in prime zones; change of use from €250,000) Greece investment, use your existing assets as collateral and keep your money working for you.
Traditional: Liquidate Assets
- ✗Sell From €400,000 (€800,000 in prime zones; change of use from €250,000) from your portfolio
- ✗Trigger capital gains tax (up to 20%)
- ✗Lose years of compound growth
- ✗After 10 years: €863,570
Lombard Loan: Keep Your Portfolio
- Borrow From €400,000 (€800,000 in prime zones; change of use from €250,000) against €800,000 collateral
- No capital gains event triggered
- Portfolio continues growing at 8%
- After 10 years: €1.61M
10-Year Wealth Projection
Is Greece right for you?
Ideal for
- Investors who want direct ownership of Mediterranean real estate
- Multi-generational families (parents and in-laws can be included)
- Those seeking EU residency with zero physical presence obligations
- Retirees attracted to the 7% flat tax on foreign pensions
- Holiday home buyers who also want residency benefits
- Investors seeking rental income potential from tourist destinations
Consider alternatives if
- ▪Those seeking fast-track citizenship (consider Malta or Caribbean programmes)
- ▪Investors preferring liquid fund investments over real estate (consider Portugal)
- ▪Those with budgets under €250,000 (consider Turkey or Latvia)
- ▪Applicants seeking immediate work rights across all EU countries
Alternative programmes to consider
Portugal
If you prefer fund investments over property. Portugal offers a 10-year citizenship pathway — 7 years for EU and CPLP nationals — and NHR tax benefits.
ExploreMalta
If you want faster EU citizenship (12-36 months). Malta offers direct citizenship through investment.
ExploreItaly
If you prefer Italy's lifestyle and €300,000 flat tax regime for foreign income.
ExploreRelated Resources
Fund Your Investment with a Lombard Loan
See how portfolio-backed lending can preserve your wealth while funding your golden visa investment.
Greece Golden Visa Complete Guide
Real estate investment thresholds, family inclusion, and citizenship pathway.
Greece vs Portugal Comparison
Detailed comparison of the two leading EU Golden Visa programmes.
Complete Guide to Golden Visa Financing
Compare all financing methods: Lombard loans, fund financing, and traditional options.
Elsewhere
If this one is not the fit, these might be
FAQs
Half an hour, $100, no commission.
Whether Greece is right for you, what it will actually cost, and whether a visa with no capital contribution gets you the same place for nothing.