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Residency by investment

The Greek golden visaby investment

Resident status in a Schengen country for the whole family with no move: the investment in property stays your asset, living in Greece is not required and a visit is needed only for biometrics.

Get a preliminary assessmentFind a property
  • The conditions are checked against law 5038/2023 as in force
  • Working since 2004
  • We run the transaction, the taxes and the renewal of the status
A Greek residence card under the Golden Visa programme
from €250,000The investment threshold
4-6 monthsTo the card
5 yearsThe term of the status

01 / About the program

How the Greek Golden Visa works

Greece has issued residence permits to investors since 2013, and the programme now runs under law 5038/2023. After the 2024 reform there is no longer a single threshold: the amount depends on where the property is and on what exactly you buy. The status is issued for five years and renewed while the investment is kept.

01

The threshold depends on the zone, not on the programme

In Athens, Thessaloniki and the popular islands the minimum is €800,000, in other regions €400,000. The €250,000 threshold survives only for converting a commercial property into residential and for restoring a listed building.

02

The investment stays your asset

The state takes nothing: you buy property or place capital and remain the owner. The other side of that is that while the status is in force the property cannot be sold: a sale means losing the residence permit.

03

Living in Greece is not required

There is no requirement as to length of stay: the status is not cancelled for absence. A visit is needed once — to give biometrics; the transaction itself can be done by power of attorney.

04

This is a residence permit, not citizenship

The residence card does not give an EU passport. Naturalisation is possible after seven years of continuous actual residence and passing examinations — without moving, the status remains a residence permit.

02 / What you get

What the Greek residence card gives you

Travel around Schengen without a visa

The residence card gives the right to stay in the Schengen countries for up to 90 days in every 180 without arranging a visa. It does not give the right to work in other EU countries.

A status for the whole family

A spouse, children under 21 and the parents of both spouses receive residence permits on the same investment. New family members can be added after the status is obtained.

Renewal with no new investment

The status is issued for five years and renewed for the same period while the property remains in your ownership. The number of renewals is not limited.

An asset in the euro area

The property can be let on a long-term basis and bring income in euro. Short-term letting through platforms is forbidden for properties in the programme.

Access to schools and medicine

The resident and their family use the Greek state education system. Medical insurance is compulsory and arranged for everyone in the application.

Tax residency is your choice

The status in itself does not make you a Greek tax resident: residency arises on living in the country for more than 183 days a year. For those who do move there is a favourable regime for new tax residents — we work out its conditions separately.

A preliminary assessment

Calculate the budget for your family

Set out who is applying with you. With the calculation you get the full Greek budget for the chosen option: the investment, the taxes on the transaction, the fees and the insurance, the timeline by stage and a plan of action.

Who is applying for the residence permit?

Get the calculation

about a minuteno calls and no obligationsconfidential

  • The full budget with the taxes and fees
  • The timeline for each stage of the process
  • A plan of action: where to start
A Greek residence card and a set of Golden Visa documents

03 / Why people apply

Why people arrange Greek residency

The Greek Golden Visa is not taken in order to move. It is the most affordable way into residency of a European Union country where the money is not burned but stays as an asset on the Mediterranean coast.

European residency without moving

The status does not require living in the country and does not lapse through absence. For a family that travels to Europe but is not ready to change where it lives, it is a working solution.

The money stays in an asset

Unlike the Caribbean programmes, where the contribution is non-refundable, here you buy property. After giving up the status the property can be sold — the result depends on the market and nobody guarantees a yield.

Education for the children in Europe

Children under 21 receive the status together with their parents and study in Greece on equal terms with residents. That is a frequent reason for enquiries: the status is arranged for a particular school year.

Long-term letting in euro

The property may be let long-term. Income in euro partly covers the upkeep of the property and the taxes, but the programme is not an investment product with a promised return.

A base for tax planning

For those who genuinely move, Greece offers special tax regimes for new residents. The decision is taken only together with a tax adviser.

A plan B close to home

Four hours’ flight from most capitals of the CIS, a status for the whole family and a clear renewal procedure. A fallback that is easy to reach.

04 / Travel

Where you can travel on the residence card

A Greek residence card is not a passport: it gives the right to stay in the Schengen area but does not replace EU citizenship. Below is what exactly can be done with it.

Mode 01

Greece without limits

Entry, exit and residence in Greece at any time and for any period for the whole term of the status. There is no requirement to live in the country.

Mode 02

Schengen, 90 days in 180

Travel around the Schengen countries without a visa — up to 90 days in every 180. The card does not give the right to work as an employee in other EU countries.

Mode 03

The rest of the world on your own passport

You travel to third countries on your current passport of citizenship: that is what sets the visa regime, not the residence card.

Mode 04

Work and business in Greece

The investor status does not give the right to work as an employee in Greece. It does allow you to own a company and to receive dividends and rental income.

Sources: law 5038/2023 on the migration code as in force and the Schengen Borders Code (Regulation (EU) 2016/399) as regards the 90 days in every 180. Entry rules are set by the receiving states and may change.

05 / The composition of the application

Who can obtain the status

Residence permits go to everyone entered in the application — the cards are issued at the same time. Open a row to see the conditions.

  • Over 18
  • No convictions
  • With a lawful source of funds
  • With valid medical insurance
  • In a registered marriage
  • Receives the status for the same term as the applicant
  • The children of the applicant or the spouse, including from previous marriages
  • Unmarried
  • After 21 the status is renewed on other grounds
  • The parents of the applicant and the parents of the spouse
  • Financially dependent on the applicant

06 / Cost

What Greek residency costs

The size of the investment depends on where the property is and on what you buy. The number of people in the application does not change the amount — it affects only the fees and the document pack.

Conversion or restoration of a property · the reduced threshold

€250,000

≈ $290,000

Holding period The whole time the status is in force

  • Converting a commercial property into residential, or restoring a listed building
  • The works must be completed before the application for the status is filed
  • The requirement of 120 sq m does not apply to this option
  • The threshold is met by a single property; several cannot be added together
  • Short-term letting of the property is forbidden

Completed property · buying a property

from€400,000

≈ $464,000

Holding period The whole time the status is in force

  • A single property of at least 120 sq m
  • In Attica, Thessaloniki, on Mykonos, Santorini and islands with a population over 3,100 the threshold is €800,000
  • In the other regions of the country the threshold is €400,000
  • The value is confirmed by the contract and a valuation, and payment goes by bank transfer
  • Short-term letting of the property is forbidden; the penalty is €50,000 and cancellation of the status

A deposit, funds or securities · without property

€500,000

≈ $580,000

Holding period The whole time the status is in force

  • A term bank deposit with a Greek bank, units in investment funds or securities
  • The funds are placed for the whole term of the status
  • No transfer tax and no transaction costs arise
  • The option suits those who need the status without owning a property

The investment option

The main applicant
1
Spouse
0
Children up to and including 21
0
The parents of both spouses
0

The thresholds are given under law 5038/2023 as amended by law 5100/2024. On top of the investment come the taxes and transaction costs — around 10% of the value of the property — a state fee of €2,000 and medical insurance of €300 per person. This is a preliminary calculation, not a decision of a state authority.

07 / Comparison

Greece against other golden visas

If you are choosing between the European residency by investment programmes, here are the main parameters side by side. The full comparison sits on its own page.

GreecePortugalSpainMaltaCyprus
Investment threshold from€250,000€500,000the programme is closed€375,000€300,000
Property in the programmeYesNo since 2023-Yes, rent or purchaseYes
Residence requirementNo7 days a year-NoA visit every 2 years
Processing time4-6 monthsfrom 12 months-6-8 months2-3 months
The qualifying period for citizenship7 years of residence10 years of residence-under the general rules7 years of residence

The amounts are the minimum thresholds, excluding taxes and fees. The Spanish programme has been closed to new applicants since 3 April 2025. The data are given as at the date this page was updated and are checked again before the agreement is signed.

Full program comparison →

08 / Property

Properties that qualify

From the BRIDGES catalogue — properties whose price and type fit the program requirements. Documents, the developer and threshold compliance are verified before a viewing.

Villa 160 m² in EviaEviaVilla 160 m² in Evia160 m²2 bd€370,000Apartment 107 m² in ThessalonikiThessalonikiApartment 107 m² in Thessaloniki107 m²2 bd€650,000Apartment 205 m² in AthensAthensApartment 205 m² in Athens205 m²2 bd€1,400,000
View all properties in Greece

Availability and price are confirmed on the date of enquiry. A lawyer confirms that the property meets the program conditions before any deposit.

09 / Full cycle

One team for the property and the status

Normally the client assembles this chain alone: an agent shows the property, a lawyer checks the papers, an immigration consultant files the application — and after the purchase the owner is left with the apartment on their own. With us all six steps run in one pair of hands under one contract.

  1. 01

    Selecting a qualifying property

    We calculate the program threshold and shortlist properties that meet it. We also show the ones that do not qualify — and explain why.

  2. 02

    Due diligence and the deal

    Developer, permits, title, encumbrances. Contract, secure settlement and registration in your name — you know every risk before any deposit.

  3. 03

    The status application

    We compile the file, evidence income and source of funds, run the application with the authority and answer their queries until a decision.

  4. 04

    Running the property

    Handover and keys, utilities, insurance, maintenance and control of recurring payments — while you live in another country.

  5. 05

    Letting, if the property sits empty

    Preparation, finding a tenant, the lease and payment control. The asset works instead of waiting for your visit.

  6. 06

    Renewals and exit from the asset

    We handle renewals and the owner’s duties, and when you decide to sell — we prepare the property and run the transaction. The status is retained under the program rules.

One client. One property. One accountable team.

The scope of services, limits of responsibility and fees are set by a separate contract and depend on the country and the property.

10 / How it works

How the Greek residency process works

STEP 1

The preliminary check

We go through the situation: the applicant’s citizenship, the family composition, the source of funds. We settle the zone and the threshold and calculate the full all-in budget before any costs.

STEP 2

Finding and checking the property

We check the title, any encumbrances, the area of at least 120 sq m and whether it matches the zone. The threshold cannot be met with several properties, so the property is chosen straight away for the required amount.

STEP 3

The tax number and the account

We obtain the Greek AFM tax number and an account with a local bank — without them the transaction is impossible. All of it is done by power of attorney; there is no need to travel.

STEP 4

The transaction

The contract is signed before a notary, and the transfer tax of around 3% (or VAT of 24% for a new build), the notarial and the legal costs are paid. Title is registered in the cadastre.

STEP 5

Filing for the status

We file the documents with the migration service: a state fee of €2,000, medical insurance for everyone in the application, police clearance certificates and proof of the source of funds.

STEP 6

Biometrics

The single visit to Greece — giving fingerprints and a photograph. After filing a certificate is issued allowing you to stay in the country until the application is decided.

STEP 7

The residence card

The card is issued for five years. The overall time is 4-6 months from filing with a complete set of documents. After that the status is renewed while the investment is kept.

A step-by-step plan of the process

The same seven steps as a document: what is prepared at each stage, which documents are needed, how long each step takes and where you take part in person.

Download the step-by-step plan
Greece, the Aegean coast

The programme has run since 2013; the conditions in force are set by law 5038/2023.

GreeceThe European Union and SchengenA programme since 2013
Find a property

11 / Our role

Why people arrange Greek residency with us

We have worked since 2004, and Greece is one of our main European directions. Knowing the programme is not enough here: the result is decided by the property, the taxes and the order of the transaction.

01

We check the property before the deposit

The title, encumbrances, the history of transactions, the area and the zone. A property that does not meet the threshold or the floor area is cut off before you put money down.

02

We calculate the whole budget

On top of the price of the property come the transfer tax or VAT, the notary, the lawyer, the state fee and the insurance. We show the all-in total before the start, not after the transaction.

03

We run the transaction remotely

The tax number, the bank account and the purchase are arranged by power of attorney. Your only trip is for biometrics.

04

We stay after the card is issued

Renewing the status, adding family members, utility contracts, long-term letting and the tax reporting on the property.

12 / Team

Who runs the Greek golden visa process

The application is run by a permanent team: the transaction lawyer, a documents specialist and a family coordinator. You know them all by name from day one.

Andres FerreiraAndres FerreiraHead of Investment AdvisoryThe strategy for the programme and complex casesMartin DvorzhakMartin DvorzhakDocument Processing SpecialistRunning the application legally and the documentsDmitry NagyDmitry NagyInternational Tax ConsultantThe taxes on the transaction and residencyElena TitovaElena TitovaClient Relationship ManagerCoordinating the family and contact at every stage

15 / Materials

Useful materials on Greece

Materials on the Greek Golden Visa: the thresholds by zone, the family composition and the order of the transaction.

The main materialPresentation

A Greek residence permit by investment

The presentation gathers the essentials of the programme: the thresholds by zone, the requirements for the property, the family composition, the documents and how the work is done.

Inside:

  • which thresholds apply by zone
  • which properties qualify for the programme
  • what it costs all in, with the taxes and fees
  • which relatives are included in the application
  • which documents will be needed
  • how the transaction is done by power of attorney
  • how work with BRIDGES is organised

PDF · free · current as of August 2026

A short check: which threshold applies to your property, what is checked on the source of funds and what limits the status carries.

The list of documents for the applicant and each family member, marking what has to be translated, certified and apostilled.

We calculate the full budget: the investment, the taxes on the transaction, the state fee, the insurance and the support.

All the materials are updated regularly by our team and are used when supporting BRIDGES clients.

16 / News

What has changed in the Greek programme

2024-08-31

The reform of the thresholds under law 5100/2024 took effect: €800,000 for Attica, Thessaloniki and the popular islands, €400,000 for the other regions, and the requirement of a single property of at least 120 sq m.

2024-08-31

The €250,000 threshold was kept only for converting a commercial property into residential and for restoring listed buildings. The works must be completed before the application is filed.

2024-08-31

A ban on short-term letting of properties in the programme was introduced: a penalty of €50,000 and cancellation of the residence permit.

2025-04-03

Spain closed its residency by investment programme to new applicants — leaving Greece the most affordable way into European Union residency through property.

Worth having

Download the Greek residency checklist

The short document we give clients before the start: the thresholds by zone, the requirements for the property, the cost structure and the stages — in one list, with nothing padded.

Inside the document

  • The thresholds by zone and the requirements for the property
  • The full cost structure with the taxes
  • The current conditions for 2026

We will send it after a short form - no call or obligation.

17 / Questions

Answers to common questions

The threshold depends on the zone and the type of property. €250,000 survives only for converting a commercial property into residential and for restoring a listed building. For most properties the minimum is €400,000, and in Attica, Thessaloniki, on Mykonos, Santorini and islands with a population over 3,100 it is €800,000. An alternative to property is a term deposit, fund units or securities from €500,000.

On top of the price of the property come the transfer tax of around 3% or VAT of 24% for a new build, and the notarial and legal costs — around 10% of the price in total. The state fee of €2,000 and medical insurance of €300 per person are paid separately. For a conversion property the all-in total starts at around €277,300.

No. The programme sets no requirement as to length of stay and the status is not cancelled for absence from the country. You need to come once — to give biometrics. The transaction can be done by power of attorney.

A spouse by registered marriage, children under 21 and the dependent parents of both spouses. They all receive cards at the same time as the applicant and for the same term. New family members can be added after the status is obtained.

The status under the programme ends: the child moves to a ground of their own — a study permit, work or their own investment. We plan that transition in advance so the family has no gap in its documents.

Long-term, yes — income in euro is not restricted by law. Short-term letting through platforms is forbidden for Golden Visa properties: a breach carries a penalty of €50,000 and cancellation of the residence permit.

A residence permit in itself does not make you a tax resident. Residency arises on living in the country for more than 183 days a year or on moving the centre of your vital interests. At the same time the property tax and the tax on rental income in Greece are paid regardless of residency.

No. The investment is held for the whole time the status is in force: selling the property means the applicant and the whole family lose the residence permit. Selling makes sense only once the decision has been taken to give up the status or to move to another ground.

Not automatically. Naturalisation is possible after seven years of continuous actual residence in the country, with an examination in the language and in knowledge of Greece. Years in which you held the status but did not live in the country do not count towards that period.

4-6 months from filing to receiving the card with a complete set of documents. Before filing come finding and checking the property and the transaction itself — that stage depends on how quickly a suitable property is found.

The status is renewed for the next five years if the property remains in your ownership and the insurance is in force. The number of renewals is not limited. The renewal application is filed before the current card expires.

The programme contains no restrictions on citizenship and applications are accepted. The difficulty lies elsewhere — in banking compliance and proving the source of funds when money is transferred to a Greek bank. That is exactly the part we go through before the transaction begins.

INITIAL ASSESSMENT

Tell us what outcome your family needs

We will design a solution for your case, choose the country and the right status, and take the whole process through to the result.

Get a preliminary assessmentBook a consultation

Or message us on WhatsApp or Telegram

Anna Kovalevskaya, lead lawyer at BRIDGES GLOBAL
Anna KovalevskayaLead lawyer, citizenship and residency, 12 years of practice