Discover why the Greek Golden Visa – and its Conversion Property Category, in particular, still makes a lot of sense in 2025…
Lowest Real Estate price entry point of all EU Golden Visas – just €250,000.
No in-country stay requirements to maintain your residency status – zero days required.
Greek Golden Visa applications are typically completed in 4-6 months.
The Greek Golden Visa has a 5-year residency permit validity.
The Greek program offers exceptionally affordable residency permit renewal fees.
The Greek Golden Visa is exceptionally stable (whereas the Portuguese program is presently not).
Start the application process from home – only one visit to Greece required.
Before you get overcharged on your Greek Golden Visa fees in 2024, be sure to get a free custom quote from us first.
Why Greece’s Golden Visa is the ultimate Plan B going into 2025…
Established in 2013, the Greek Golden Visa program offers the most affordable property price point (starting from only €250,000 for Conversion Properties – more on this topic below).
Note: Our Greek Golden Visa Map is presently being updated to reflect the new Golden Visa pricing Structure.
Over the past 9 years, over 32,000 residency permits have been issued under this Golden Visa program.
Hailing from countries like the US, Australia and more recently the UK, are retirees and “snowbirds” looking for a flexible EU residency solution.
Many others – hailing from China, Taiwan and sub-Saharan Africa – are looking for a pure Plan B – a back-up plan – with no minimum in-country stays.
But regardless of your specific situation and requirements, the Greek Golden Visa offers a range of highly compelling benefits…
Apart from its attractive entry-level price point, it is offers the most flexibility in terms of minimum stays, tying with Italy as the program with the lowest minimum stay requirement – 0 days per year. (Spain requires a single annual visit of 1 day as a minimum, whereas Portugal, on average, requires a 7-day annual stay.)
Add to that the low cost of Greek Golden Residency Permit applications and renewals, along with generous family member eligibility rules, and it’s easy to see why the Greek program was the top-selling Golden Visa in 2021 and many years preceding.
New 3-Tier Program Pricing Changes
(Now In Effect)
Valid from September, 1st, 2024.
PROPERTY:
€250,000 (Zone C Areas): Convert a commercial property of any size, situated anywhere in Greece, to a residential property. Complete the conversion project before submitting your Golden Visa application. OR;
€250,000 (Zone C Areas): Restore or reconstruct a listed property (with cultural or historical importance), regardless of location or property size. Complete the renovation works by Year 5 to renew your Golden Visa.
IMPORTANT: Golden Visa properties may not be used for short-term letting (i.e. on Airbnb). In addition, properties converted from commercial to residential may not be used as registered company headquarters. Golden Visa holders who fail to comply with these restrictions will have their residency permits revoked, and will be fined €50,000.
€400,000 (Zone B Areas): Buy a single property with a minimum area of 120m² in any region of Greece outside of the Zone A locations (outlined below).
€800,000: (Zone A Areas): Buy a single piece of real estate, with a minimum area of 120m², situated in Thessaloniki, Mykonos, Santorini, in the Administrative Region of Attica (including Athens), as well as on any of the Greek islands with a population of 3,100+ inhabitants.
We, along with many leading industry practitioners, are of the opinion that the €250,000 conversion track will become the preferred program option in 2025 beyond…
Alternative Program Investment Options (2025)
€250,000
10-Year hotel lease agreement with a minimum value of €250,000+.
€350,000
Greek Alternative Fund investment focused solely on immovable assets.
€350,000
Investment in a Greek Mutual Fund investing in Greek corporate or government bonds, or in Greek shares.
€500,000
Invest in Greek company shares (or in a share capital increase), or in Greek bonds.
€500,000
Invest in Greek Government Bonds with a maturity of at least 3 years, via a Greek bank, which acts as the bonds’ custodian.
€800,000
Invest in Greek Government or Corporate Bonds that are approved for trading, or are tradable on regulated markets or multilateral trading platforms.
Why has over 32,000 applicants chosen the Greek Golden Visa?
LOW TOTAL COST
Most affordable EU property based Golden Visa program – from only €250,000
FAST PROCESS
Fastest EU Golden Visa: 5-Year residency permits issued in just 3-4 months.
NO MINIMUM STAYS
There is no in-country stay requirement to keep your residency renewable (0 days per year).
VISA-FREE EU TRAVEL
Enjoy visa-free travel for up to 90 days across the entire Schengen Area.
INCREASE YOUR OPTIONS
Live in Greece part-time, full-time, OR just have the option to (pure Plan B).
ENJOY DECENT YIELDS
Golden Visa properties in Athens and Thessaloniki typically deliver yields of 4-6% (7-9% on Airbnb).
LOW LIVING COST
Greece offers exceptional quality of life – at a far lower price point than most of Europe.
FAMILY ELIGIBILITY
Add your spouse, minor children and your elderly, dependent parents to your application.
ASSET DIVERSIFICATION
Diversify your international real estate portfolio while also investing in your quality of life.
The Greece Golden Visa program at a glance
To view the official guide to the Greek Golden Visa program via the real estate option, click here.
To view the official guidance for obtaining Greece’s Golden Visa via bank deposit or investing in securities, click here.
For additional information on the program visit EnterpriseGreece.gov.gr
| CONSIDERATIONS | GREECE GOLDEN VISA PROGRAM 2025 |
|---|---|
| Minimum Capital Requirement | €250K (Real Estate) OR Innovative Startups (launching in 2025) |
| Program Options | €250K – Real Estate OR 10-year lease agreement with a minimum value of €250K OR Innovative Startups (launching in 2025); €500K – Government bonds with a maturity of at least 3 years upon purchase, via a Greek bank or financial institution; €500K – Bank deposit in a Greek domestic bank or credit institution (0r multiple deposits with more than one institution) for at least one year, with a standing renewal order). €350K – Greek alternative investment fund, OR an EU fund investing in Greek property. €350K – Greek mutual fund, or EU fund seeking to invest exclusively in Greek shares, government and corporate bonds. €350K – Publicly traded Greek shares €800K – Corporate or government bonds that are traded in regulated markets or on multi-lateral trading platforms operating in Greece. |
| Additional Costs – RE Option | Existing properties: 3% transfer duty |
| Application Process Duration | 4-6 Months |
| Minimum In-country Stay | None – 0 days per year. |
| Road to Permanent Residency & Citizenship | Yes (Apply for PR after 5 years of residency, and citizenship after 7 years.) |
| Residency Permit Validity | 5 Years |
| Family Eligibility | Yes (Include your spouse, financially dependent children aged under 21, and your dependent parents of any age.) |
| Language Test Required For Golden Visa | No |
| Language Test Required For Naturalization | Yes (B1 Level Greek) |
| Minimum Stay Requirements To Naturalize | Significant time on the ground required to naturalize (6 months+), however zero days per year as a Golden Visa (i.e. long-term temporary) resident |
| Medical Insurance Required | Yes |
| Local Tax Number Required | Yes |
| Minimum Asset Holding Period For GV | 5 Years+ (Until PR or Citizenship) |
| Buy-Back Options Available | Some exist |
| Legal Fees | Variable from €6,000+ |
| Professional Service Fees | Variable based on service provider |
| Residency Permit Application Fee | Primary applicant: €2,000 Family members over 21 years old: €500 per person Family members under 21: €150 euros per person |
| Residency Permit Renewal Cost | Primary applicant: €2,000 Family members over 21 years old: €500 per person Family members under 21: €150 euros per person |
| Principal Capital Guaranteed | Options exist – contact us to enquire now. |
| Ineligible nationalities | Russians and Belarusians |
| Typical Yield | 4-7%+ |
| Minimum Net Worth Requirement | No |
| Means Of Subsistence Requirement | No |
| Cultural Test Requirement For Naturalization | Yes (Panhellenic written exam – you have to score a minimum of with 80% to pass, and taken in Greek.) |
| Dual Nationality Recognized | Yes |
| Restrictions On RE Locations | Currently not, but restrictions affecting Athens and Thessaloniki are now in effect. |
| Clean Criminal Record | Yes |
| Local employment allowed | No |
| Can I start my application remotely? | Yes |
| Local bank account required? | Yes |
| Invest as a company? | Yes, if company is wholly owned |
| Legal basis | Legal Basis |
| Official program website | Official Site |
The Greece Golden Visa application process at a glance
WEEK 1
Select your preferred investment option and contract your legal provider.
WEEK 2
Greek bank account opening, purchase of health insurance, and document collation.
WEEK 3
Acquire your preferred property (or properties), OR make another qualifying investment.
WEEK 4
Application pre-submission and compilation of outstanding documentation.
WEEK 5
Visit Greece to have your biometric data captured (apply for an entry visa in advance, if required).
WEEK 6-8
Your Greek Golden Visa is approved, along with those of any qualifying dependents.
Key documents required to apply
Important: The below content is a high-level summary of the required documentation – view the latest official program requirements here.
GENERAL DOCUMENTS REQUIRED
FOR BUYING REAL ESTATE
FOR COMPANY INVESTMENTS
FOR TOURISTIC RENTALS
Why do more Greece Golden Visa applicants choose us?
A 100%
SUCCESS RATE
In over 3,200 applications, we have not had a single rejection, thanks to our methodical approach and rigorous client vetting standards.
A SEASONED
LOCAL TEAM
Our team of 18 professionals, based across offices in Athens and Thessaloniki, are committed to offering Golden Visa applicants an exceptional, end-to-end service.
15+ YEARS OF EXPERIENCE
Founded in 2008, we have facilitated over 7,000 foreign direct investments, with 3,200+ residency permits issued under the Greek Golden Visa.
WE SPEAK 7 LANGUAGES
Our client service team speak 7 languages fluently, including English, Russian, Serbian, Turkish, French and German.
Standing by to go the extra mile for you and your family…
Investment migration is an uber discrete business, so getting client testimonials is the exception rather than the rule. We were therefore thrilled that a recent Golden Visa client gave us a 5-star review on TrustPilot.
(And what a superb testimonial this is!)
OVER 3,200 SUCCESSFUL CLIENT CASES TO DATE – 100% APPROVAL RATE
Before you overpay for your Greek Golden Visa fees in 2025, make sure to get a quote from us first.
You CAN still buy Golden Visa eligible conversion properties in Athens and Thessaloniki for just €250K in 2025. Contact us now to learn more and request a free quote – fast.
GOLDEN VISAS GREECE: ATHENS OFFICE
ADDRESS: Merlin 11B, Kolonaki, PC 10671, Athens
PHONE: +30 21 1234 7475
EMAIL: contact@goldenvisas.gr
WEB: www.goldenvisas.gr
GOLDEN VISAS GREECE: THESSALONIKI OFFICE
ADDRESS: Leoforos Nikis 3, PC: 54624B
PHONE: +30 21 1234 7475
EMAIL: thessaloniki@goldenvisas.gr
WEB: www.goldenvisas.gr
Simply complete the below form to request a free call-back from our relationship management team.
Greek Golden Visa program overview written by…
