Residence route
Golden Visa — residence by investment
A five-year residence permit for people who buy qualifying Greek property above a threshold that depends on where it is.
- Permit duration
- 5 years
- Headline requirement
-
€800,000 — source and verification date
Golden Visa investment threshold, Zone A
- Where you apply
- Greek consulate for the entry visa, then the Ministry of Migration and Asylum
Last verified 12 September 2026 · 1 day ago · checked by spec-import Every figure on this page was checked against its source on this date.
Governing authority: Ministry of Migration and Asylum
Three zones, not one number
Before 2024 there was a single threshold, and a large amount of still-live content quotes it. Since the reform there are three tiers, decided by where the property is and what kind of property it is.
| Zone | Threshold | Where it applies | Property types |
|---|---|---|---|
| Zone A | €800,000 | The entire Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100 at the latest census. | Standard residential property |
| Zone B | €400,000 | All other regions of Greece, including mainland areas and smaller islands. | Standard residential property |
| Zone C | €250,000 | Anywhere in Greece, but only for two property types: the conversion of a commercial, industrial or office building into residential use, or the restoration or reconstruction of a listed or heritage building. | Commercial, industrial or office building converted to residential use; Listed or heritage building restored or reconstructed |
So: an ordinary flat in Athens or on Santorini needs Golden Visa investment threshold, Zone A Golden Visa investment threshold, Zone B Golden Visa investment threshold, Zone C This is the number most outdated content still quotes as the general threshold. It is not. It applies only to a commercial-to-residential conversion or a listed or heritage building restoration, and the work must be finished before the application is submitted.€800,000 — source and verification date
€400,000 — source and verification date
€250,000 — source and verification date
The three rules that void applications
These are not footnotes. They are the reason most failed applications fail, and sales sites tend to put them below the fold if they mention them at all.
- One property, not several. The threshold must be met by a single property. Combining two smaller units is not permitted. A jointly owned single property can, however, support more than one main applicant.
- At least of main spaces. Rarely binding in central Athens. Frequently fatal in Zones B and C.
120 m² — source and verification date
Golden Visa minimum property size
Measured on main spaces. Rarely binding in central Athens, where 120 m² already exceeds €800,000. Frequently fatal in Zones B and C. Check size first, price second.
- No short-term letting. Reported consequence of breach is revocation
of the permit plus a fine of .
€50,000 — source and verification date
Reported fine for letting a Golden Visa property short-term
Reported consequence of breach is revocation of the residence permit plus the fine.
What it costs beyond the price
Transaction overhead runs Golden Visa transaction overhead beyond the purchase price Golden Visa application and permit costs On top of the transaction overhead.5% to 7% — source and verification date
€3,000 to €8,000 — source and verification date
One thing worth spending money on: an independent Greek lawyer. The notary in a Greek transaction does not act exclusively for you, and an engineer's check for unauthorised modifications is cheap insurance against a title problem that surfaces years later.
What it does not do
It does not grant the right to work in Greece. It does not lead automatically to
permanent status or citizenship. And it does not make you a Greek tax resident — but
spending Days in Greece that trigger tax residency 183 days or more in a calendar year makes you a Greek tax resident regardless of the other tests. Residents are taxed on worldwide income. Golden Visa permit duration Renewable while the investment is held.183 days — source and verification date
5 years — source and verification date
At a glance
In one line: A five-year residence permit for people who buy qualifying Greek property above a threshold that depends on where it is. It runs for 5 years, and work rights are not granted by the permit.
| Who it is for | Investors who want Greek and Schengen residence without a minimum stay requirement. |
|---|---|
| Financial requirement | €800,000 — source and verification dateGolden Visa investment threshold, Zone A |
| Initial duration | 5 years |
| Renewal | Renewable while the investment is held |
| Can you work? | Not granted by the permit. The permit itself does not grant the right to work in Greece. |
| Family included? | Yes. Spouse or partner and dependent children. Reporting on parents and age limits differs — confirm before relying on it. |
| Minimum days in Greece | None. This is what distinguishes the route from FIP and Digital Nomad. |
| Route to permanent residence | Holding the permit does not automatically lead to permanent status; separate conditions apply |
| Where you apply | Greek consulate for the entry visa, then the Ministry of Migration and Asylum |
What changed recently
Rule changes in the last two years that affect this route. If you read something elsewhere that contradicts these, check its date before you believe it.
Step by step
Times below are realistic rather than optimistic, and they assume your documents are already in order. The slowest part is usually waiting for a consulate appointment.
-
Obtain an AFM
Where DOY, remotely through AADE, or through a lawyer under power of attorney Typically Same day in person; 2–6 weeks by power of attorney
You need a Greek tax number before you can buy. You do not need to be resident in Greece to get one.
-
Engage an independent Greek lawyer and check the zone and floor area
Where Greece Typically 1–2 weeks
The notary does not act exclusively for you. Confirm the zone threshold and that the main spaces measure at least 120 m² before negotiating a price.
-
Complete the purchase before the deed is signed
Where Notary in Greece Typically 2–3 months from offer to registration
Transfer tax is paid before signature and proof is attached to the deed. Registration follows.
-
Submit the residence permit application
Where Ministry of Migration and Asylum Typically 2–6 months, reported
Biometric registration produces the ADET card for the investor and included family members.
Document checklist
These are the documents the Golden Visa — residence by investment route asks for. Two columns matter more than people expect: an apostille is a certificate that proves a foreign public document is genuine, and a certified translation must be produced by a translator Greek authorities accept. Both take weeks, and both are the usual reason an application is sent back.
| Document | Apostille | Certified Greek translation |
|---|---|---|
| Valid passport | Not required | Not required |
| Property deed and cadastre registration | Not required | Not required |
| Proof of the investment funds and their origin | Not required | Required |
| Criminal record certificate | Required | Required |
| Private health insurance | Not required | Not required |
| Marriage and birth certificates for included family members | Required | Required |
What it costs in total
Government fees are the smallest part of the bill. Translation, apostilles, insurance and legal help usually cost more than the permit itself, and they are the costs people forget to budget for.
| Item | Amount | Notes |
|---|---|---|
| Golden Visa transaction overhead beyond the purchase price | 5%–7% | — |
| Golden Visa application and permit costs | €3,000–€8,000 | On top of the transaction overhead. |
Budget separately for apostilles and certified translations of every document marked in the checklist above, and for private health insurance where the route requires it.
Who this is wrong for
We are not selling this permit, so we can tell you when it is a bad fit. If any of these describes you, this route will not work and you should look elsewhere before you spend money on it.
- The property is under 120 m² of main spaces. It fails regardless of price. A €400,000 90 m² flat does not qualify. Check size first, price second.
- You plan to reach the threshold by combining two smaller properties. The threshold must be met by one property.
- You intend to let the property on Airbnb or as a holiday rental. Short-term letting is banned, with a reported €50,000 fine and revocation of the permit.
- You are relying on the €250,000 figure you read elsewhere. That tier applies only to a completed commercial-to-residential conversion or a restored listed building.
- You want the permit in order to work in Greece. The permit does not grant work rights.
- The conversion or restoration is not yet finished. For the €250,000 tier the work must be completed before the application is submitted.
What this does to your tax
The permit does not by itself make you a Greek tax resident. Spending 183 days or more in Greece does. Owning the property brings annual ENFIA property tax, and rental income is taxed on its own scale.
The trigger that catches people is time, not intention. Spending Days in Greece that trigger tax residency 183 days or more in a calendar year makes you a Greek tax resident regardless of the other tests. Residents are taxed on worldwide income.183 days — source and verification date
Read how Greek tax residency is decided and the 2026 income tax scale.
Questions people actually ask
Is the Greek Golden Visa still €250,000?
No, and this is the most consequential piece of outdated information on the Greek internet. Since the 2024 reform there are three tiers. The €250,000 figure survives only for a completed conversion of a commercial, industrial or office building into residential use, or a restored listed or heritage building. For an ordinary flat or house it is €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands above 3,100 population, and €400,000 everywhere else.
Can I combine two cheaper properties to reach the threshold?
No. The threshold must be met by a single property. Two half-price units do not add up to one qualifying investment, however neatly the arithmetic works. A jointly owned single property can support more than one main applicant — a married couple, for example — subject to the ownership-share rules, but that is a different thing from combining properties.
What is the 120 m² rule and why does it matter so much?
The property must have at least 120 m² of main spaces. In central Athens or Glyfada this rarely bites, because a unit that size already exceeds the Zone A threshold on price alone. In Zone B it is frequently fatal: a flat that clears the price at 90 m² fails the size test outright. The practical advice is to check size first and price second, which is the reverse of how most buyers search.
Can I rent the property out on Airbnb?
No. Short-term and holiday letting of a Golden Visa property is banned. The reported consequence of breach is revocation of the residence permit plus a fine of €50,000. If your investment case depends on short-term rental yield, this route does not work and you should be sceptical of anyone who tells you otherwise.
Do I have to live in Greece?
No. There is no minimum stay requirement, and that is precisely what distinguishes this route from the FIP and Digital Nomad permits. Note that it also means the permit does not by itself make you a Greek tax resident — but spending 183 days or more in Greece would.
Does the permit let me work in Greece?
Not by itself. The Golden Visa grants residence, not employment rights. If you intend to work in Greece you need a route that grants that, or a separate authorisation.
What does it cost beyond the purchase price?
Transaction overhead runs 5% to 7% of the price — transfer tax, notary, lawyer, registry and agent — plus €3,000 to €8,000 in application and permit costs. On a Zone B purchase that is comfortably into five figures on top of the price. Budget for it before you negotiate, not after.
Can I include my parents?
Spouse or partner and dependent children are included. Reporting indicates that parents of both the investor and the spouse may also be included, with extended age limits, but sources differ and the rule has changed. We have not published specifics because we cannot confirm the current position. Ask a Greek immigration lawyer before you build a family plan around it.
Which law governs this?
Sources cite Law 5100/2024 and Law 5162/2024, with implementing decisions in 2025 and a 2026 circular, and they do not agree on the citation chain. We have deliberately not published statute numbers as fact. If you need the legal basis for a filing, get it from a Greek lawyer rather than from any website, including this one.