Written by Nadia Read Thaele, Founder & Managing Director — Last reviewed: 2026-05-08
Programme overview
The Greece Golden Visa at a glance
The Greece Golden Visa is one of Europe's longest-running residency-by-investment programmes. Introduced in 2013, it grants a five-year residence permit to non-EU nationals who acquire qualifying real estate in Greece. The permit is renewable indefinitely as long as the qualifying investment is retained, and it confers visa-free travel within the Schengen Area.
In 2024, the Greek government materially restructured the investment thresholds. The headline minimum of €250,000 — in place since 2013 — now applies only to specified lower-demand regions. Thresholds rise to €400,000 in most prefectures, and to €800,000 in Athens, Thessaloniki, Mykonos, Santorini, and other high-demand zones.
The advisory question is no longer "what is the minimum?" but "in which zone does the family want to hold the asset, and what does that imply for cost, yield, and exit?"
€250k–€800k
Investment range
5 years
Initial permit (renewable)
4–8 months
Typical processing time
0 days
Minimum stay required
Eligibility
Who qualifies for the Greece Golden Visa
Investment options
Routes and thresholds
Costs and timeline
Indicative costs and timeline
Benefits
What the Greece Golden Visa provides
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Five-year renewable residence permit for the principal and qualifying family members.
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Visa-free travel within the Schengen Area.
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Spouse, children under 21, and parents of both principal and spouse included.
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No minimum-stay requirement to maintain the residency.
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Right to hold and rent the qualifying property.
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Access to Greek private healthcare and schooling on the same terms as other Greek residents.
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Pathway (not automatic) to Greek citizenship through naturalisation after sustained physical residence and language qualification.
The process
From discovery to permit — how a Greece application works
- 1
Discovery and fit assessment
Programme suitability vs. family situation, jurisdictional posture, and source-of-funds documentation review.
- 2
Engagement letter and due-diligence intake
Lio Global formal mandate; KYC / AML pack initiated.
- 3
Property search and selection
Independent zone analysis (€250k vs. €400k vs. €800k) — selection brief built around investment thesis, not just programme threshold.
- 4
Property acquisition
Greek tax number (AFM) issuance, Greek bank account, deed signing in front of a notary, transfer tax paid.
- 5
Residence permit application
File with the Greek Migration Ministry; biometrics appointment; provisional certificate issued, conferring full programme rights pending card.
- 6
Permit issuance and renewal cycle
Five-year card; renewal contingent on continued ownership of the qualifying asset.
The real estate angle
Programme threshold vs. investment thesis
The €800k high-demand zone covers the rental and capital-growth markets that most high-net-worth investors actually want exposure to: central Athens (Kolonaki, Kifissia, the Athenian Riviera), Thessaloniki centre, and the major Cycladic islands.
In the €400k standard-zone band, prefectures around Athens, Northern Greece, and many islands offer materially lower entry prices — the trade-off is a thinner exit market.
The €250k restoration route suits principals who genuinely want the heritage asset; constraints on usage and timeline mean it is not a straightforward yield play.
2024 zone restructuring — what changed
- The flat €250k minimum was replaced by a three-tier zone-based structure (€250k / €400k / €800k).
- A 120 m² single-property minimum applies in the high-demand (€800k) band, ruling out smaller-unit yield-stacking strategies.
- Investments completed before the 31 August 2024 transition cutoff are grandfathered under the prior threshold structure.
- Short-term-let restrictions for Golden Visa qualifying properties were also tightened in the same reform package.
Programme rules change. The figures, thresholds, and timelines on this page reflect Greek Migration Ministry guidance and the Greek government's August 2024 reform package as we have read them at the date of last review (2026-05-08). Investment migration is a regulated cross-border activity with tax, currency, and estate-planning implications. Take professional tax and legal advice in your home jurisdiction before acting on any information here. LIO Global (Pty.) Ltd. is an investment migration advisory; it is not a tax adviser, currency provider, or law firm.
Common questions
Greece Golden Visa — frequently asked questions
Begin a private Greece consultation
Bring your circumstances. We will map them to the right zone, the right asset, and the right timeline — or tell you when Greece is not the right programme for you.
Book a Consultation about Greece