Greece Golden Visa
Secure a renewable five-year EU residence permit for your whole family through a qualifying investment in Greece, with no minimum stay requirement. Migrate Way guides you from choosing your investment to the day your residence cards arrive.
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Who It Is For
A Plan B in the Heart of the Mediterranean
The Greek Golden Visa gives non-EU investors and their families a residence permit in exchange for a qualifying investment, most commonly in Greek real estate. It is popular with people who want EU residence without having to relocate full-time.
Since the 2024 reforms, the thresholds depend on where and what you invest in, so choosing the right route from the start makes a real difference to cost and results.
Benefits
Why Choose the Greece Golden Visa?
Residence in Europe without giving up your life elsewhere.
No Minimum Stay
You can keep your permit without a mandatory physical residence period, so you stay free to live and work wherever you like.
Renewable Residency
The permit is granted for five years and can be renewed for as long as you keep your qualifying investment.
Schengen Mobility
Your Greek residence permit lets you travel within the Schengen Area for short stays, subject to Schengen rules.
Whole-Family Cover
Your spouse, your children and in many cases the parents of both spouses can be included in the application.
Several Investment Routes
Choose from real estate tiers, restoration and conversion projects, or other qualifying investments that suit your budget.
Mediterranean Lifestyle
Enjoy Athens, the islands, Crete and the mainland, with great weather, food and a strong sense of community.
2026 Investment Options
How Much Do You Need to Invest?
Greece uses a tiered system. The figures below reflect the rules in force for new applications in 2026, and we confirm them again before you commit.
€800,000: High-Demand Areas
For Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
€400,000: Rest of Greece
For mainland regions and smaller islands outside the high-demand zones, such as much of Crete and the Peloponnese.
€250,000: Conversion or Restoration
A reduced threshold for converting commercial property to residential use, or restoring a listed historic building.
€250,000: Startup Route
A route reported for investment in Greek startups through the national Elevate Greece registry, with conditions such as job creation.
Financial Investments
Funds, bank deposits, bonds and securities can also qualify, generally at higher thresholds. We confirm current amounts for each.
Property Rules
The two main property tiers require a single property of at least 120 square metres, and several smaller units cannot be combined.
Know the Rules
What to Check Before You Buy
The most common mistakes happen before the application, at the property stage. A few rules are worth knowing from day one.
- One property of at least 120 square metres for the €800,000 and €400,000 tiers
- An undivided share is generally allowed, but each applicant’s share must meet the full minimum value
- Golden Visa properties cannot be used for short-term holiday rentals, though long-term leases are permitted
- Residence is granted for five years and renewed while you hold the investment
Residence time in Greece can count toward later naturalisation, which generally requires about seven years plus other conditions. Citizenship is not automatic.
The Process
How It Works
Five clear stages, with Migrate Way beside you at every one.
Investment and Eligibility Audit
We review your goals and budget, then match you to the right tier and check the property or investment against the 2026 rules.
Tax Number and Bank Account
You obtain a Greek tax number and open a local bank account. A power of attorney lets much of the process run remotely.
Completing the Investment
Funds are transferred and the purchase is finalised before a notary and registered at the Land Registry, with legal checks carried out first.
Application Filing
We prepare and submit your residence permit application through the official channel, and you receive confirmation that it is under review.
Biometrics and Residence Cards
You attend a biometrics appointment in Greece, and your five-year residence cards are issued afterwards. Timelines vary, and we keep you informed.
Our Support
What We Handle for You
Residency by investment involves real money, so every step needs care.
Eligibility Assessment
An honest view of which tier and route fit you and your family.
Legal and Property Checks
Coordination with Greek lawyers on due diligence before you commit funds.
Document Checklist
A tailored list of certificates, translations and apostilles for every applicant.
Tax Number and Banking
Help setting up the practical foundations for your investment.
Pre-Submission Review
A final check of the complete file to prevent delays or refusals.
Renewal Reminders
Guidance on keeping your residence valid through future renewals.
FAQ
Frequently Asked Questions
Straight answers to the questions we hear most about the Greece Golden Visa.
Can I combine multiple properties to reach the minimum?
No. For the €800,000 and €400,000 tiers, the investment must be in a single property of at least 120 square metres. Smaller units cannot be added together to meet the threshold.
Can I rent out my Golden Visa property on Airbnb?
No. Under the current rules, Golden Visa properties cannot be used for short-term holiday rentals. Long-term leases are permitted, and we explain the exact conditions for your case.
Do I need to live in Greece?
No. There is no minimum stay requirement, so you are free to keep your life elsewhere while holding your Greek residence permit.
Does this lead to Greek citizenship?
Not automatically. Years of legal residence can count toward naturalisation, which generally requires around seven years along with other conditions such as language and integration. We can explain the long-term picture for your situation.
Which areas fall under the €800,000 tier?
The higher threshold applies to Attica, Thessaloniki, Mykonos, Santorini and Greek islands with more than 3,100 residents. Other areas generally fall under the €400,000 tier.
Can my family be included?
Yes. Your spouse, your children and in many cases the parents of both spouses can be included. We review each family member’s eligibility and documents.
Do you guarantee approval?
No one can. The final decision rests with the Greek authorities. What we do is make sure your application is complete, accurate and well prepared, which gives you the strongest possible chance.
Ready to Secure Your Greek Residency?
Tell us about your budget and your plans, and we will point you to the route that fits best and explain your next steps.