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Updated 2026-05-12

Golden Visa

The EU's most flexible Golden Visa — no minimum stay, real-estate route still open.

Active
Min investment
€250,000+
Processing
2–6 months
Initial validity
5 years
Citizenship in
7 years

Who this is for

  • ✓investors wanting low minimum stay
  • ✓buyers seeking Mediterranean real estate
  • ✓families seeking EU residency

Key requirements

  • •Real-estate investment by zone: €800k (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 pop), €400k (rest of Greece), €250k (commercial-to-residential conversion or listed-building restoration, nationwide)
  • •Minimum 120 m² single property
  • •Short-term rental (Airbnb-style) of the property is BANNED since 2024
  • •No minimum stay in Greece to maintain residency
  • •Clean criminal record
  • •Greek tax number (AFM)
  • •Health insurance
  • •Family members (spouse, children <21, dependent parents of both spouses) included with no extra investment

Typical timeline

Real-world processing — including the bottlenecks competitors don't talk about.

  1. Engage Greek lawyer & get AFM

    ~3 weeks

    Lawyer handles AFM, bank account, and due diligence.

  2. Find and reserve property

    ~8 weeks

    Make sure it meets 120 m² minimum and the zone threshold.

  3. Sign purchase contract & transfer funds

    ~4 weeks

    Funds must come from outside Greece. Property transfer tax is paid at this stage.

  4. Submit Golden Visa application

    ~2 weeks

    Filed with the Ministry of Migration via your lawyer.

  5. Biometrics & residence card issuance

    ~12 weeks

    Typically 2–6 months total processing.

Document checklist

0/9 ready

Tax note

Optional €100k/year flat tax for HNW new tax residents (15-year cap), or 7% flat-rate foreign pension regime.

Official source: Hellenic Ministry of Migration and Asylum · Last reviewed 2026-05-12.

GR Golden Visa: people also ask

What are the current Greek Golden Visa thresholds?

€800,000 in Attica (Athens region), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100. €400,000 elsewhere. €250,000 for commercial-to-residential conversion or listed-building restoration — available nationwide.

Can I rent the property on Airbnb?

No. Short-term rentals (Airbnb-style) of Golden Visa qualifying properties have been banned since 2024. Long-term rental is still allowed and is the recommended income strategy.

Is there a minimum stay?

No — this is the Greek Golden Visa's biggest advantage. You don't need to live in Greece to keep the residency. You just need to maintain the investment and renew every 5 years.

When can I apply for Greek citizenship?

After 7 years of legal residency, with proven Greek language (B1 level), integration, and physical presence. Many Golden Visa holders never pursue citizenship — they're happy with renewable residency.

Does my family qualify?

Yes — spouse, children under 21, and dependent parents of both spouses are all included in the same application, with no additional investment required.

What is the €250k restoration route?

You can buy a listed building or convert commercial property to residential anywhere in Greece for €250,000 minimum. Must be a single property and the restoration/conversion must be completed within a defined window.

Not sure where to start?

Take the 60-second eligibility quiz — get matched to your best visa options.

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