Greece Golden Visa

Greece Golden Visa Program (Comprehensive Guide for Investors): Your Easiest Path to EU Residency (2025 LATEST UPDATES)

Nestled in the heart of the Mediterranean, Greece is a country brimming with the splendor of ancient civilization, intertwined with modern life, history, culture, and breathtaking natural beauty. Launched in 2013, the Greece Golden Visa Program offers attractive conditions for non-EU/EFTA investors seeking a residence permit in Greece. It has become one of the most preferred and “most strategic” programs for Turkish investors through NotteGlobal. With its flexible investment thresholds, straightforward application process, and high quality of life, this program presents an unparalleled opportunity for anyone looking to start a new chapter in Europe.

As of 2025, the Greece Golden Visa program, with its updated investment conditions, application process, privileges, cost details, and all the opportunities Greece offers, clearly demonstrates why it remains so appealing to investors. Notably, the regionally and project-based differing real estate investment thresholds (€250,000, €400,000, and €800,000) enhance the program’s flexibility and its ability to cater to a wide range of budgets.

In this comprehensive guide, we’ll delve deep into all aspects of the Greece Golden Visa program, detail the new real estate investment alternatives in light of current legal regulations, and explain how NotteGlobal can support you through every step of the application process. Our aim is to ensure you find all the information you need about the Greece Golden Visa program in one place, helping you make your investment decision with confidence.

What is the Greece Golden Visa (Golden Visa Greece) and Why is it So Popular?

The Greece Golden Visa program is an investor visa scheme that offers non-EU/EFTA third-country nationals and their families a 5-year renewable residence permit in Greece in exchange for a specified investment amount. Since its launch in 2013, and with subsequent updates, approximately 22,500 residence permits have been issued.

The most appealing features and privileges of the Greece Golden Visa program include: Flexible Real Estate Investment Thresholds: Greece offers some of the most flexible investment thresholds among Golden Visa programs in Europe. The low investment threshold of €250,000 remains attractive, especially for specific cases like the conversion of commercial properties into residential use or the restoration of listed buildings, while the new thresholds of €400,000 and €800,000 cater to different budgets depending on the region. Visa-Free Schengen Area Travel: The residence permit obtained from Greece allows its holder to travel visa-free within the 27 countries of the Schengen Area. This is a significant advantage for business travel, holidays, or easy access to other European countries. No Residency Obligation: Golden Visa holders are not required to reside in Greece for a specific period. Residence permits are valid for 5 years as long as the properties are not sold and can be easily renewed online. This flexibility is ideal for global business professionals and individuals who spend time in various countries. Fast and Simple Application Process: Only one visit to Greece is typically required for the investment application, primarily for signing and appointing a power of attorney. The entire process can be tracked online, saving time and costs. Comprehensive Family Eligibility: The program includes not only the main applicant but also their spouse, children under 21 (dependent on both parents), and dependent parents (both the applicant’s and their spouse’s parents). This allows up to four generations of family members to reunite in Europe. Pathway to Greek Citizenship: Individuals aiming to obtain a Greek passport must reside in Greece for a minimum of 7 years (even without a physical presence requirement, holding the residence permit counts) and successfully pass a Greek language proficiency exam. Greece is one of the few European countries that allows dual citizenship.

Greece Golden Visa Investment Options (2025 CURRENT & DETAILED GUIDE)

The Greece Golden Visa program offers investors several options. Real estate investment continues to be the most popular choice, with updated thresholds introduced for 2025, varying by region:

1. Real Estate Investment (Most Popular and Accessible Options):

• €250,000 Investment Option (Special Cases): This threshold applies exclusively to specialized real estate investments dedicated to the conversion of commercial properties into residential use. Such projects are often found in urban centers or developing areas, offering both an affordable entry point and potential for value appreciation. It also applies to real estate investments for the restoration of listed (protected) buildings, regardless of location or size. This option is ideal for investors interested in contributing to cultural heritage and owning a unique property long-term. This €250,000 investment can be made in a single property or multiple properties.
• €400,000 Investment Option (Rural and Less Densely Populated Areas): If you wish to apply for the Golden Visa by purchasing property in rural areas or less densely populated cities and islands in Greece, the investment must be €400,000 or more for a single property with a minimum size of 120 m². This is a suitable option for those seeking a larger, quieter living space or looking to invest in less tourist-heavy regions.
• €800,000 Investment Option (High-Demand and Popular Areas): If you intend to apply for the Golden Visa by purchasing property in prime areas of Athens (Northern, Central, and Southern suburbs), Thessaloniki, and islands with a population of over 3,100 (such as Mykonos, Santorini), your acquisition must be €800,000 or more. These regions offer high rental yields, significant tourist appeal, and strong potential for market value appreciation.
• General Real Estate Conditions: Purchased real estate can be rented out by the investor to generate additional income. Multiple individuals can combine their investments to acquire real estate, provided each partner meets their respective minimum investment threshold.

2. Tourist Accommodation Lease or Timeshare (10 Years):

• Hotels or Furnished Tourist Apartment Complexes: A 10-year lease agreement for a minimum value of €250,000. Such investments are typically found in tourist areas and high-potential facilities.
• 10-Year Timeshare Acquisition: The option to acquire a 10-year timeshare in hotels is also available. This grants the right to use a holiday property for a specific period each year.

3. Capital Transfer (Financial Investments – Higher Threshold):

• Investment in Greek Companies: A minimum capital transfer of €400,000 into a company registered in Greece (acquisition of shares or bonds).
• Investment Funds Operating in Greece: A minimum investment of €400,000 in investment funds operating in Greece that invest in Greek real estate or companies.
• Greek Government Bonds: A minimum investment of €400,000 in Greek government bonds (typically for a term of 3 years or longer).

4. Company Establishment and Job Creation:

• Establishing a company in Greece or investing in an existing one that makes a significant contribution to the Greek economy and creates a specific number of jobs can also be an option. However, the investment amount and details for this option can be more complex and depend on local regulations.

NotteGlobal offers comprehensive consultancy services to help investors determine the most suitable investment option for their goals and budget. We provide detailed analysis of the current real estate market, regional variations, and special €250,000 project opportunities to ensure the most efficient investment.

Greece Golden Visa Application Process (STEP-BY-STEP GUIDE & WORKFLOW)

The Greece Golden Visa application process consists of relatively simple and fast-moving steps. NotteGlobal’s experienced team guides you through the entire process:

1. Initial Assessment and Expert Consultation: The first step is a free initial assessment and consultation with NotteGlobal experts. During this phase, we analyze your eligibility, expectations, and investment goals to determine a personalized strategy and identify the most suitable investment option and region for you. We specifically highlight the most advantageous options based on the new real estate investment thresholds (€250K, €400K, €800K).

2. Appointment of Proxy in Greece and Obtaining Tax Identification Number (AFM): An expert lawyer is appointed as your proxy in Greece to act on your behalf. A Greek tax identification number (AFM – Arithmos Forologikou Mitroou) is obtained. This is mandatory for all financial transactions and legal processes.

3. Bank Account Opening and Fund Transfer: A bank account is opened in Greece. This is a critical step for transferring your investment funds and settling local expenses. Investment funds are legally transferred from an account in your home country to this Greek bank account. The source of all funds must be legally documented.

4. Investment Execution (Real Estate Acquisition and Other Options): The acquisition process for the selected real estate (or other investment option) is completed. During this phase, NotteGlobal’s local legal team handles all legal and administrative processes on your behalf. Particular emphasis is placed on property registration, drafting of contracts, and ensuring legal compliance. For special €250,000 projects, such as commercial property conversions to residential or the restoration of listed buildings, we ensure all documentation is complete and accurate.

5. Preparation of Golden Visa Application Documents: All necessary personal and financial documents are collected, including passports, birth and marriage certificates, criminal records (apostilled and translated into Greek), a health certificate, valid health insurance in Greece, and proof of financial solvency. All documents are officially translated into Greek by certified translators, and necessary approvals (apostille/notarization) are obtained.

6. Submission of Golden Visa Application: Once all documents are ready, the official Golden Visa application is submitted to the Greek Ministry of Migration and Asylum. The application is submitted electronically through your authorized lawyer.

7. Biometric Data Appointment: After preliminary approval of the application, the applicant and included family members travel to Greece to attend an appointment for providing their biometric data (fingerprints and photograph). This is typically a single, short visit.

8. Residence Card Delivery: Upon receipt of biometric data and final approval, the 5-year Golden Visa residence cards are issued and delivered to the applicant or their authorized representative. This process typically takes between 2 to 4 months.

Greece Golden Visa Privileges and the Unique Quality of Life It Offers (GLOBAL CITIZENSHIP OPPORTUNITY)

The Greece Golden Visa program offers investors much more than just a residence permit:

Schengen Area Free Access: You can travel freely to all Schengen countries (27 European countries) without needing a visa. This is a critical advantage, especially for those looking to establish business connections in Europe, pursue educational opportunities, or visit family. Global Travel Convenience: Greece’s strategic geographical location allows for quick access to all major European centers (within 1 to 4 hours) as well as the Middle East, Asia, and Africa. Athens International Airport serves as a regional hub, offering direct flights to destinations worldwide. Minimum Physical Presence Requirement: Applicants only need to visit Greece once during the entire process (for biometric data collection). The absence of a continuous residency obligation allows investors to utilize Golden Visa benefits without disrupting their businesses or lives in their home countries or elsewhere globally. This is a key differentiator that sets the program apart from many other European residency programs. Comprehensive Family Reunification: The applicant’s spouse, children under 21, and parents of both spouses (including in-laws) can automatically obtain a residence permit. Children can attend international schools and universities in Greece, and the entire family can benefit from Schengen advantages and Greece’s quality healthcare services. High Potential Real Estate Sector and Investment Returns: Greece’s dynamic real estate sector, especially in tourist areas, offers high rental yields and strong potential for value appreciation. NotteGlobal helps you identify the most profitable investment opportunities across different thresholds, including €250,000 commercial conversion projects, €400,000 rural properties, and €800,000 popular area real estate. High Quality of Life: As a cradle of ancient civilization, Greece offers a high quality of life with its unique landscapes, Mediterranean culinary culture, sunny beaches (one-fifth of the country is covered with ancient sites and stunning beaches), and hospitable people. Athens, the country’s capital, is a cultural and economic hub. The official language is Greek, the currency is the Euro, and the form of government is a unitary parliamentary republic. Stable Economy and EU Membership: With the Euro as its currency and a unitary parliamentary republic government, Greece, as part of the EU and Eurozone, offers a stable economic and political environment. This stability makes it a safe haven for foreign investors.

Greece Golden Visa (Golden Visa Greece) Costs (2025 DETAILED ANALYSIS)

The costs associated with the Greece Golden Visa program include investment amounts, as well as administrative and legal expenses. These costs are generally calculated per person and are borne by the main applicant:

1. Real Estate Investment Amount (Current Thresholds):

• €250,000: Minimum threshold applicable for specialized real estate investments dedicated to the conversion of commercial properties into residential use or the restoration of listed buildings.
• €400,000: Minimum threshold applicable for purchasing a single property of at least 120 m² in rural areas or less densely populated cities and islands in Greece.
• €800,000: Minimum threshold applicable for purchasing property in prime areas of Athens, Thessaloniki, and islands with a population over 3,100.

2. Legal Fees and Taxes:

• Government Fee (Golden Visa Fee): Approximately €2,000 per principal applicant and each included family member.
• Property Transfer Tax: 3.09% of the real estate value.
• Notary Fees: Approximately 1.5% to 2% of the real estate value (plus VAT).
• Land Registry Fees: Approximately 0.5% of the real estate value.
• Legal Consultancy Fees: Approximately 1% to 2% of the real estate value (plus VAT). This covers NotteGlobal’s legal services.
• Total administrative and tax costs: Around 6.4% of the real estate value, meaning an additional cost of approximately €16,000 for a €250,000 investment.

3. Due Diligence Cost:

• Cost for property due diligence and legal technical due diligence: Approximately €250 (plus 24% VAT).

4. Real Estate Purchase Agreement Fees:

• Average: Approximately €1,000.

5. Residence Permit Application Cost (SEF Fee):

• Approximately €300 per principal applicant and each included family member (plus 24% VAT).

6. Additional Costs (Variable):

• Health Insurance: Annual insurance premiums (per person, varies based on coverage and age, typically €200-€500/year).
• Document Translation and Certification Costs: Fees for certified Greek translations and apostille/consular authentications of required documents (varies by document count).
• Bank Account Opening Fees: Minor administrative fees.

Total additional costs can amount to 8% to 10% of the acquired real estate value. NotteGlobal provides a transparent breakdown of all these cost items, offering a customized budget analysis to help you avoid hidden fees.

General Conditions for Greece Golden Visa Application

To apply for the Greece Golden Visa program, certain legal and personal conditions must be met:

Age Limit: The principal applicant must be 18 years old or older. Visa Status: The applicant must possess a valid visa for Greece (such as a Schengen visa) or have legally entered Greece at the time of application. Clean Criminal Record: The applicant and all included family members must have a clean criminal record from both their home country and all countries of residence for the last 10 years. A serious criminal history may lead to the rejection of the application. Health Insurance: Applicants and their dependents must obtain health and hospital insurance from a Greek insurer or an internationally valid insurer for the duration of their stay in the country. This insurance must cover hospital and doctor expenses in Greece. Financial Solvency: The applicant must prove that they have sufficient financial resources to support themselves and their family, even if they are not required to reside in Greece. This is typically demonstrated through bank statements, income documents, or investment portfolios. Document Authentications and Translations: All required documents for the application must be authenticated to be internationally valid (apostille or consular authentication), and certified Greek translations of these documents must be provided. Eligibility and Due Diligence: Applicants must successfully pass detailed security checks and due diligence conducted by the Greek authorities. This process is conducted in accordance with international anti-money laundering and counter-terrorism financing standards.

Individuals who meet the stated conditions and are not citizens of an EU country can apply for the Golden Visa. Those who obtain a visa and residence permit can do so without a specific obligation to reside in Greece for a certain period. Residence permit holders who obtain it through investment are entitled to a renewal every 5 years, provided they do not sell their properties. Residence permit holders have the opportunity to experience the natural beauty, culinary culture, and historical richness of the country.

Greek Passport and Obtaining Greek Citizenship (Citizenship by Naturalization)

The Greece Golden Visa program does not directly grant citizenship but provides a stable pathway to a Greek Passport and Greek Citizenship. The right to apply for citizenship is granted to investors who have legally resided/been present in Greece for 7 years. During this 7-year period, even if there’s no physical presence requirement for Golden Visa holders, your residence permit must remain active and valid.

When Golden Visa holders become Greek citizens, they gain access to a Greek passport and all the rights of other EU citizens, including free movement, living, working, and studying. To apply for citizenship, individuals must successfully pass a Greek language exam (demonstrating Greek language proficiency and cultural integration at a certain level). Additionally, they are expected to prove their integration into Greek society and their strong ties to the country (e.g., children attending school in Greece, active participation in cultural or social activities, regular tax payments, and economic contributions).

Dual Citizenship Advantage: Individuals who wish to become Greek citizens are not required to renounce their original citizenship. Greece approves dual citizenship for those applying for Greek citizenship. This offers great flexibility in terms of international mobility and investment strategies, allowing individuals to maintain ties with both their home country and Greece/the EU.

Greece is generally a safe country and, as a modern European state, provides high standards of public safety. However, as with travel to any country, it is always advisable for applicants and citizens to take their own basic safety precautions.

Seize Greece Golden Visa Opportunities with NotteGlobal!

The Greece Golden Visa program, with its updated flexible investment thresholds (ranging from €250,000 to €800,000), offers a unique gateway for both strategic investment opportunities and a privileged life in Europe. At NotteGlobal, we are here to provide you with expert, tailored advice on the latest investment options, legal processes, and market conditions in Greece. We possess in-depth knowledge, especially regarding regional differences in the real estate market and niche opportunities like commercial property conversions to residential or the restoration of listed buildings.

Our expert team will simplify the complex application process for you and provide full support in achieving your European dreams. We offer transparency, reliability, and local expertise at every stage of your investment.

Don’t wait any longer to explore the unique beauty, cultural richness, and limitless opportunities Greece offers. Seize the chance to acquire a second home in Europe through investment!

Contact NotteGlobal now, and let’s discover together how the Greece Golden Visa program can provide a tailor-made solution for you!