golden visa IN GREECE

Golden Visa in Greece: Permanent Residency in the European Union through Investment

The Golden Visa is an officially regulated program of the Greek government that offers the opportunity for third-country nationals to obtain a residence permit through investment. This permit provides access to the European Union and the Schengen Area, ensuring legal residence, safety, and long-term stability in Greece for the investor and their dependent family members.

The Golden Visa program was introduced by Law 4146/2013 and incorporated into the Migration Code (Law 4251/2014). Recent modifications to the investment thresholds and requirements were set by Law 5100/2024 (Article 64), which redefined the eligible categories and minimum investment amounts.

Through this program, third-country nationals can obtain a residence permit in Greece by investing in real estate or business capital, without the obligation of permanent physical presence in the country. The permit includes free movement within the Schengen Area and the potential for future naturalization, provided specific legal conditions are met.

Benefits of the Golden Visa in Greece

The Greek Golden Visa is among the most flexible residency programs in the EU. It grants third-country nationals the right to reside in Greece with a minimum investment of €400,000 (or €250,000 under specific conditions). There is no requirement for permanent physical presence in the country, which makes it ideal for internationally active investors. Moreover, property can be utilized through long-term leases, and beneficiaries gain access to healthcare, education, and social security services for themselves and their dependent family members.

The program also covers the investor’s family members, including the spouse, dependent children up to 24 years old, and the parents of both the investor and the spouse. The residence permit is granted for five years and is renewable as long as the investment is maintained. Holders of the Golden Visa enjoy free movement across the Schengen Zone, with the right to stay up to 90 days within any 180-day period in each member state.

What is the Procedure for Obtaining the Golden Visa?

Legal and Technical Due Diligence of the Property

In the case of property acquisition, thorough legal and technical due diligence is essential. This includes verifying clean title deeds, ensuring proper registration with the Land Registry, and confirming the legality of the property. The process requires expert legal oversight and full compliance with Greek regulations in order to safeguard the investment and facilitate a smooth Golden Visa application.

Tax Obligations for Investors

Golden Visa holders in Greece may have tax obligations arising from income earned within the country, particularly rental income or real estate transfers. These obligations are governed by Greek tax legislation and require obtaining a tax identification number (AFM), submitting annual tax returns, and complying with applicable tax rules. Proper legal guidance at this stage is crucial to prevent omissions or penalties.

1. Choose your investment model: Select between real estate acquisition (from €400,000 or €250,000 for special cases such as listed buildings) or participation in investment funds (e.g., startups or venture capital funds from €500,000).

2. Submit your application remotely: The application can be filed without physical presence. A temporary residence permit is issued, granting immediate legal status to the investor.

3. Golden Visa approval and issuance: The process is typically completed within a few months. The initial residence permit is valid for five years and is renewable as long as the investment is maintained.

4. Eligibility for Greek citizenship: After seven years of lawful and continuous residence, the investor may apply for Greek citizenship, provided they successfully pass language and civic integration exams.

Amendments Introduced by Law 5100/2024 and New Investment Requirements

Law 5100/2024 introduced significant changes to the existing Golden Visa program, adjusting minimum investment thresholds and redefining the permitted uses of real estate. Compliance with the updated framework is essential for a valid application and investment security.

Specifically:

• New minimum investment thresholds:
  • €800,000: for properties located in Athens, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100 residents.
  • €400,000: for all other regions of the country.
  • €250,000: for listed buildings or properties undergoing a change of use (e.g., from commercial to residential).
• Restrictions on property use:
  • Short-term rentals via platforms such as Airbnb are no longer permitted.
  • Only long-term leases are allowed, in accordance with the provisions of the Civil Code.

These changes underscore the importance of careful investment planning and consistent legal guidance throughout the entire application process.

Our Legal Support in the Golden Visa Application Process

Our law firm offers comprehensive legal support, ensuring that your investment is fully secure and in full compliance with Greek and EU legislative frameworks. From initial property due diligence and title verification to the submission of your application and the successful completion of the procedure, we provide tailored legal services marked by professionalism and reliability. Our extensive experience with Golden Visa cases enables us to approach each stage of the process with precision, institutional awareness, and a thorough understanding of the complexities of immigration law.

Legal security in the context of a Golden Visa investment requires strict compliance with the regulatory framework, ongoing monitoring of legal developments, and responsible guidance at every critical step. Our firm meets this responsibility with consistency, legal precision, and an unwavering commitment to institutional integrity.

ALSO READ:

GOLDEN VISA OR GREEK CITIZENSHIP?

Choosing between the Golden Visa and Greek citizenship depends directly on the legal status the applicant seeks and the timeframe of their intended stay in Greece. While both options allow for residence within the European Union, they differ significantly in terms of rights, requirements, and legal implications.

Key Differences Between Golden Visa and Greek Citizenship

Feature	Golden Visa	Greek Citizenship
Schengen Zone Access	Yes (90 days per 6 months)	Yes, without limitations
Right to Work in Greece	No	Yes
Political Rights / Voting	No	Yes
Residency Requirement	No	Yes (7 years for application)
Renewal	Every 5 years	Not required
EU Passport	No	Yes

Advantages of the Golden Visa

• Fast-track process – residence permit issued within a few months.
• No physical presence required – maintain the permit without permanent relocation.
• Freedom of movement within the Schengen Area for up to 90 days per 6-month period.
• Coverage for family members – spouse, children up to 24, and parents.
• Investment flexibility – in real estate or financial assets.

Advantages of Greek Citizenship

• EU passport issuance and full freedom to move, live, and work in all EU member states.
• Acquisition of political rights, including the right to vote in Greece.
• Permanent, non-renewable status – no periodic renewal required like residence permits.
• Full access to public benefits, social insurance, national healthcare, and education.

Selection Criteria and Sample Scenarios

The decision between a Golden Visa and Greek citizenship should be made based on the applicant’s long-term residence goals, economic activity plans, and political integration objectives.

For example:

Advantages of the Golden Visa in Greece

The Greek Golden Visa is one of the most flexible residence-by-investment programs in the EU, offering residence rights to third-country nationals through a minimum investment of €400,000 (or €250,000 in specific cases). It does not require permanent residence in Greece, making it ideal for globally active investors. Additionally, the acquired property can be utilized through long-term leasing, and the investor and their family can access healthcare, education, and social security services.

The program also covers the investor’s family members, including the spouse, dependent children up to the age of 24, and the parents of either spouse. The residence permit is granted for five years and is renewable as long as the investment is maintained. Golden Visa holders enjoy freedom of movement within the Schengen Area, with the right to stay up to 90 days per six-month period in any Schengen state.

What Is the Process for Acquiring a Golden Visa?

Legal and Technical Due Diligence of the Property

When acquiring real estate, a thorough legal and technical audit is essential. This includes verifying clean ownership titles and proper registration of the transaction with the Land Registry. Legal oversight is required to ensure that the investment is valid and the Golden Visa application proceeds without delays or legal complications.

Tax Obligations of Investors

Golden Visa holders in Greece may incur tax obligations arising from income generated within the country, primarily through rental income or real estate transfers. These obligations are governed by Greek tax law and require obtaining a Tax Identification Number (AFM), submitting declarations, and complying with relevant fiscal regulations. Proper legal guidance at this stage is essential to avoid omissions or penalties.

1. Choosing the investment model: Applicants can choose between acquiring real estate (starting from €400,000 or €250,000 for special cases such as listed buildings) or investing in funds (e.g., startups or venture capital funds starting from €500,000).

2. Application submission without physical presence: The application can be submitted remotely, with the issuance of a temporary residence permit that immediately grants the investor’s rights.

3. Golden Visa approval and issuance: The process is completed within a few months. The initial residence permit is valid for five years and is renewable as long as the investment is maintained.

4. Eligibility for Greek citizenship: After seven years of lawful and continuous residence, the investor may apply for Greek citizenship, provided they successfully pass the required exams in the Greek language and culture.