The Programme.
Five-year renewable residence across the Schengen Zone through qualifying Greek real estate. Structured from €250,000.
The Greek Golden Visa grants an unconditional five-year residence permit to non-EU nationals through qualifying real estate acquisitions.
Crucially, the legislation imposes zero minimum physical presence requirements. Investors and their families preserve uninterrupted European mobility while maintaining their global business centers and residences.
Following the 2024 legislative reforms (Law 5100/2024), Greece introduced a tiered geographic framework balancing capital preservation in historic restorations with prime property acquisitions in capital centres.
Investment Routes
Commercial-to-Residential Conversion & Heritage Restoration
Applies to industrial or commercial properties converted into residential dwellings, or listed architectural monuments restored to historic standards.
- —Full change of use completed prior to filing
- —No minimum square meter restriction applies to this tier
- —Permitted anywhere in Greece, including Prime Athens and Mykonos
The most capital-efficient entry into European residence, prioritizing architectural stewardship over raw acquisition cost.
Emerging Mainland & Secluded Archipelago
Encompasses the Peloponnese, Central Greece, Crete, and smaller Ionian and Aegean islands.
- —Investment must be in a single property (no pooling multiple units)
- —Minimum 120 m² main interior area
- —Short-term rentals (Airbnb style) are strictly prohibited
Offers expansive coastal estates, olive grove retreats, and compelling long-term land value outside congested urban zones.
Capital Yields & Iconic Aegean Islands
Designated for Greece's premier high-demand real estate markets: the Athens Riviera, northern Thessaloniki, and flagship Cycladic islands.
- —Single property acquisition of at least 120 m²
- —Prohibition of short-term tourist licenses
- —Long-term residential leases permitted
The institutional tier: trophy urban penthouses, Athenian Riviera villas, and high-capital-appreciation island sanctuaries.
Application Process
Private Mandate & Advisory
Initial eligibility vetting, tax structuring alignment, and acquisition mandate definition.
Due Diligence & Acquisition
Cadastral title searches, civil engineering verification, notarial conveyance, and fund remittance.
Application & Digital Filing
Submission to the Ministry of Migration. Immediate issuance of the temporary residence certificate (Blue Paper).
Biometrics & Permit Issuance
Single visit to Greece for biometric data capture. Physical five-year biometric residence cards dispatched.
Family Inclusion
Unconditional Three-Generation Inclusion
The Greek framework extends residence rights simultaneously to the primary investor, spouse, dependent children, and parents of both spouses under a single qualifying acquisition.
Eligible Generations
- ◆Primary Investor & Spouse / Recognized Civil Partner
- ◆Children under 21 years of age (extendable to age 24 with enrolled studies)
- ◆Parents of the primary investor (with no financial dependency test)
- ◆Parents-in-law (parents of the spouse, under identical terms)
— No requirement for parents to prove dependency or shared domicile.
— Children retain residence status until 21, renewable until 24.
— Independent residence rights for family members upon renewal.
Tax Advantages
The 7% Non-Dom Flat Tax Regime
Law 4172/2013 Art. 5BGreece offers foreign pensioners and qualifying retirees a flat 7% tax on their worldwide foreign income for 15 consecutive tax years.
- —Flat 7% tax rate on pensions, foreign dividends, rentals, and royalties.
- —Valid for 15 consecutive tax years following transfer of tax residence.
- —Available to citizens of countries holding bilateral double-taxation treaties (including USA, UK, India, UAE).
- —Can be seamlessly combined with Golden Visa property holding.
Legal Citations
- Greek Immigration Code — Law 5038/2023, Article 100
- Amending Legislation — Law 5100/2024
- Tax Code of the Hellenic Republic — Law 4172/2013 Art. 5B