Golden Visa in Greece – What is needed to issue a Golden Visa

Golden Visa in Greece is a residence permit with a duration of five years. This permit is offered to third-country nationals who invest in real estate in Greece. In fact, with recent amendments to the law, the program has undergone significant changes aimed at both regulating the market and attracting larger investments.

In general, investors will have to purchase real estate worth at least 400,000 or 800,000 euros in specific areas, according to the new amendments that apply for 2025. Only special categories of investments, such as those in listed buildings and industrial sites, remain at 250,000 euros.

The Golden Visa issuance process requires several supporting documents, which we will analyze as much as possible below.

What is needed to issue a Golden Visa in greece

What is the Greek Golden Visa?

The Golden Visa is an important incentive for investors. In essence, it is not a Visa but a residence permit in the country for 5 years, in exchange for investing in the country’s economy. In other words, it is a privilege that allows someone interested in investing in Greece to legally reside. A legal residence that does not entail any obligation to remain in the country, but the ability to reside permanently whenever they wish. The Greca House real estate agency will help you with every step of the Golden Visa acquisition process. Below, we have prepared a detailed guide with all the information you need to know.

Golden Visa benefits in Greece for third-country nationals

Golden Visa holders, including their family members (spouse, children and parents), enjoy significant benefits in Greece. The most important of all is of course the right to reside in Greece for five years and to obtain permanent residence in the country for the same period. In addition, the Golden Visa can be renewed every five years, under certain conditions. Permit holders and their family members have the right to freely move and reside in the Schengen countries for up to 180 days per year, with the right to access education just like Greek citizens.

New Conditions for the issuance of Golden Visa in Greece

The new conditions announced by Finance Minister Kostis Hatzidakis set different investment limits depending on the geographical area. Let’s take a look at everything that applies to the Golden Visa in Greece, both in terms of the amount of investment required and the restrictions that apply.

In Attica, Thessaloniki, Mykonos, Santorini and the islands with a population of over 3,100 inhabitants , the minimum investment limit increases to 800,000 euros . In these areas, the investor must purchase a single property with a total value of at least 800,000 euros.

In the remaining areas of Greece, the minimum amount for a Golden Visa is 400,000 euros . In any case, the investment must be made in a single property, which must have a minimum area of ​​120 sq m .

Despite the increased investment limits, the previous limit of 250,000 euros is maintained in the following cases:

Properties with the possibility of changing use to residential: Applies to industrial buildings or parts of industrial buildings that are converted to residential, provided that they have not been used as an industry in the last 5 years and the change of use has been completed before the application for a Golden Visa.

Investments in listed buildings : If the property belongs to a listed building category and is intended for restoration or reconstruction, the limit remains at 250,000 euros. The basic condition is that the restoration is completed before the application is submitted.

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Restrictions on the exploitation of Golden Visa real estate

To ensure that properties purchased through the Golden Visa program in Greece are primarily used for long-term rentals or for the investor’s personal residence, the following restrictions have been introduced:

  • Short-term rental prohibited : Properties acquired through the program are not permitted to be rented out on a short-term basis (e.g. through Airbnb, Booking, VRBO). In case of violation, the residence permit will be revoked and a fine of 50,000 euros will be imposed.
  • Restriction on use for business purposes : If the property is acquired for the purpose of permanent residence, it may not be used as a business headquarters or branch.

Rights of family members of Greek Golden Visa holders

Family members of a Golden Visa holder can also obtain their own Golden Visa by submitting a separate application. Specifically, the spouse, children and parents of the holder or spouse are eligible.

Required documents for issuing a Golden Visa in Greece

For the Beneficiary

  1. Four passport photos and a CD with the photos in digital format.
  2. Copy of passport or other document certifying legal entry into the country.
  3. Private life insurance, preferably from a Greek insurance company, with full hospital coverage.
  4. Copy of the purchase title of a property worth at least 250,000 or 500,000 euros depending on the area.
  5. Notarial deed certifying compliance with the legal requirements for the property.
  6. Certificate of transfer of the property to the Mortgage Registry.

For Family Members

  1. Four passport photos.
  2. Copy of passport with entry visa to Greece.
  3. Birth certificate (where required).
  4. Private life insurance as well as for the beneficiary.
  5. Certificate of marital status from a competent authority, authenticated with an “Apostille” stamp or translated and authenticated by a Greek consulate or the Ministry of Foreign Affairs of Greece.
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Other useful information about issuing a Golden Visa in Greece

In order to complete the Golden Visa issuance process in Greece, you will need a bank account in a Greek bank.

Supporting documents for opening an account in a Greek bank.

  • A valid passport endorsed for entry into the country as well as a copy thereof.
  • Documents confirming the legitimacy of the buyer’s income. This includes tax returns, certificates of income from inheritance, dividends, income from rental or sale of property, etc. Translation of documents into Greek or English is mandatory.
  • Translated utility bill showing your residential address.
  • Translated document with information about the place of work or pension certificate.
  • Mobile phone number certification document from the respective company.
  • Statement of the applicant’s account from a foreign sending bank.

In order to open an account in a Greek bank, your physical presence is mandatory. However, throughout the process, a representative from Greca House’s legal department will provide you with detailed information and a review of the necessary supporting documents.

What else will I need to obtain a Golden Visa in Greece?

The above supporting documents are all you will need to issue a Golden Visa in Greece. However, it is important to be aware of some of the costs you will need to pay and relate to the purchase of the property. Specifically, the costs of purchasing a property concern percentages of the total purchase price of the property:

  • Ownership transfer tax – 3.09%.
  • Transfer tax – from 0.475 to 0.775%.
  • Payment for notary services – 1.5% + VAT.
  • Lawyer services – 1.5% + VAT.
  • Real estate agency services – 2%.

Golden Visa issuance in Greece with the help of Greca House

The Golden Visa in Greece is a significant opportunity for investors from third countries who wish to obtain a residence permit through investment in real estate. With the changes to the Golden Visa in 2025, the new conditions make the program more flexible and responsive to market needs. If you are interested in investment opportunities in the Greek real estate market and want to obtain your own Golden Visa, contact Greca House . Our team is experienced in all procedures and will guide you from the initial submission of applications, to the final issuance of the residence permit. Always ensuring a smooth and successful process.

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Frequently asked questions about Golden Visa in Greece

How long does the Golden Visa residence permit in Greece last?

The duration of the Golden Visa is five years.

Yes, family members of a Golden Visa holder can apply for a Golden Visa for themselves as well.

No, this permit does not allow work in Greece.

The Golden Visa in Greece provides the right to permanent residence and free movement in the Schengen zone countries, access to the education system and healthcare.

Usually, the Golden Visa is issued within two months of submitting the application.

The beneficiary receives a confirmation of submission of the application, with which he can travel to and from Greece.

The duration of the certificate is one year.

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