Residency by investment
The Greek golden visa by investment
- Investment
- from €250,000
- Timeline
- 4-6 months
- Status
- 5 years, renewable
A Schengen residence permit for the whole family. The money stays your property.
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.
Investment threshold
from €250,000
€400,000 in the regions, €800,000 in Athens, Thessaloniki and the popular islands
Calculate the budget4-6months
from filing to the residence card with a full document set
90days
in every 180 across the Schengen area without a visa
1trip
to Greece - for biometrics; the deal is done by power of attorney
What you getGreece
Residence in Europe, without moving
Spouse, children under 21 and parents in one application- 01Travel 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.
- 02A 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.
- 03Renewal 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.
- 04An 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.
- 05Access 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.
- 06Tax 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.
Three optionsLaw 5038/2023
Three ways to invest. We help you choose.
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.
01 · the reduced threshold
Lowest thresholdConversion or restoration of a property
€250,000
- The whole country€250,000
- 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
02 · buying a property
Completed property
€400,000
- The regions of Greece€400,000
- Athens, Thessaloniki, the popular islands€800,000
- 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
03 · without property
A deposit, funds or securities
€500,000
- A Greek bank or fund€500,000
- 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 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.
Property
We know the Greek market and its developers
We have worked with Greek property for years and know the developers personally. So we offer a property that fits the programme threshold and your goal, not the one someone needs to sell.
- 01Offers beyond public listings
Developers bring us properties on terms you will not find in public listings.
- 02We negotiate for the client
We negotiate the price on your behalf and fix the discount in the contract price, so the purchase amount stays at or above the programme threshold.
- 03Only the best of the market
We show only properties that qualify for the programme and pass our own quality check.
- 04Rent with a fixed income
We select properties where the developer offers a long-term lease with a fixed income - in Timur's case, 5% a year for 5 years. We check every such scheme in advance so it does not put the status at risk: long-term lease only, purchase amount not below the threshold.
Timur's case
CalculationGovernment costs
What it costs on a turnkey basis
Choose the option and the zone. The investment stays your asset; on top come taxes and deal costs, the government fee and insurance.
Conversion or restoration of a property
Greece
The investment option
The number of people in the application does not change the size of the investment. The composition affects the state fee, the insurance and the volume of documents.
Stays your asset
€250,000
Costs on top
€27,900
Approximate budget
€277,900
An approximate budget, not a decision of a government body. We fix the exact figure after choosing the property.
How we work
You come once. We do the rest.
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.
The deal is done by power of attorney- 01We 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.
- 02We 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.
- 03We 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.
- 04We stay after the card is issued
Renewing the status, adding family members, utility contracts, long-term letting and the tax reporting on the property.
Stages4-6 months
Seven steps to the residence card
How the Greek residency process works
- 01The 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.
- 02Finding 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.
- 03The 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.
- 04The transaction
The contract is signed before a notary, and the transfer tax of 3% (3.09% with the municipal levy) or VAT of 24% for a new build, the notarial and the legal costs are paid. From 1 July 2027 the government has announced a 15% rate for home buyers from outside the EU. Title is registered in the cadastre.
- 05Filing 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.
- 06Biometrics
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.
- 07The 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.
TravelSchengen Borders Code
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.
Schengen: 90 days in every 180 without a visa- 01Greece 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.
- 02Schengen, 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.
- 03The 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.
- 04Work 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.
ComparisonEuropean Golden Visas
Why Greece is chosen first
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.
| Greece | Portugal | Spain | Malta | Cyprus | |
|---|---|---|---|---|---|
| Investment threshold from | €250,000 | €500,000 | the programme is closed | €375,000 | €300,000 |
| Property in the programme | Yes | No since 2023 | - | Yes, rent or purchase | Yes |
| Residence requirement | No | 7 days a year | - | No | A visit every 2 years |
| Processing time | 4-6 months | from 12 months | - | 6-8 months | 2-3 months |
| The qualifying period for citizenship | 7 years of residence | 10 years of residence | - | under the general rules | 7 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.
CasesAll cases
Families who already have the card
Names and details are changed by agreement with the clients; the facts of the cases are real.
- How Under-Construction Property for Greece Golden Visa Was Protected with a Bank GuaranteeGreece · Qualifying investment · Greek residence permit
- How an Adoptive Child Was Included in Greece's Golden Visa on Equal Terms with Biological ChildrenGreece · Application for all · Greek residence permits for all four
TeamBRIDGES
People who run your case
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.
How much has to be invested?+
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.
What does it cost all in?+
On top of the price of the property come the transfer tax of 3% or VAT of 24% for a new build, and the notarial and legal costs - around 10% of the price in total. From 1 July 2027 a 15% tax rate has been announced for home buyers from outside the EU; the law is not yet passed. 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.
Do you have to live in Greece?+
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.
Who comes into the application?+
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.
What happens to children after 21?+
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.
Can the property be let?+
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.
Will I become a Greek tax resident?+
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.
Can the property be sold and the status kept?+
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.
Does the Golden Visa lead to Greek citizenship?+
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.
How long does the process take?+
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.
What happens after five years?+
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.
Does the programme suit citizens of Russia and Belarus?+
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.
TimelineOfficial decisions
What has changed in the 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.
- 2026-09-06
The Greek government announced that from 1 July 2027 the transfer tax on homes bought by individuals from outside the EU and EEA will rise from 3% to 15% (15.45% with the municipal levy). People of Greek descent and long-term residents are exempt; companies and commercial property are not affected. The law is not yet passed.
- 2026-10-15
The Greek Minister of Migration and Asylum said residence permits will be revoked if the developer returned part of the price and the real purchase amount fell below the threshold, and for nightly letting of the property through a sublease. There is no text of a new rule yet; the EUR 800,000, 400,000 and 250,000 thresholds are unchanged.
The residence card in 4-6 months. Start with a budget.
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.
- Everything about GreeceProgrammes, services, banks and articles in one place
- Property in GreeceProperties that qualify for the programme
- Greece Golden Visa guideThresholds, family and the deal before the consultation
- All residency programmesCompare Greece with Portugal, Malta and Cyprus
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.
