Obtain residency from 4 months, enjoy visa-free travel across the Schengen Area and maintain your status without a minimum stay requirement.
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The Greek Golden Visa is a residence-by-investment programme that has been available since 2013. It allows investors to obtain a Greek residence permit by purchasing real estate worth at least EUR 250,000. Golden Visa holders are not required to reside in Greece, and the permit allows visa-free travel within the Schengen Area for up to 90 days in any 180-day period.
The investor’s family members may also obtain residence permits in Greece. The permit is valid for five years and can be renewed. After seven years of permanent residence in Greece, the investor may become eligible to apply for citizenship. Greece is one of the few EU jurisdictions where investors can obtain residence through real estate investment.
Get a detailed guide to obtaining a Greek residence permit
Investors
For individuals with capital of EUR 30 million or more who want to diversify their assets through EU real estate, the programme offers an entry threshold of EUR 250,000. Investors may benefit from property appreciation and rental income. Greek residency can therefore serve as a practical tool for preserving and growing capital in a stable environment.
International entrepreneurs
Global business owners can operate through a European jurisdiction without becoming Greek tax residents, provided they spend fewer than 183 days per year in the country. A Greek residence permit can support tax planning and help entrepreneurs expand their network of business contacts across the EU without unnecessary obligations.
Families with children
Obtaining Greek residence permits for children provides access to European education and high-quality healthcare. With a residence permit, children can apply to reputable schools and universities and obtain qualifications recognised internationally.
Digital nomads
IT entrepreneurs and crypto investors may view the EU as an attractive base for work and business without a mandatory stay requirement. Freedom of movement throughout the Schengen Area allows them to operate from different parts of Europe while choosing locations with reliable infrastructure and a comfortable climate.
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A residence permit can be obtained by purchasing a property worth at least EUR 250,000 in any location, provided that it is intended for renovation or for conversion from commercial to residential use. The property must be officially designated as protected, either in full or by its façade, and hold listed-building status. The minimum floor area is 120 m².
Short-term rentals are not permitted. The residence permit is valid for five years. To renew it, the investor must confirm that the renovation has been completed and that the qualifying investment has been maintained.
A residence permit can be obtained by purchasing a residential property with a minimum floor area of 120 m² and a value of at least EUR 400,000 in most regions, or EUR 800,000 in Athens, Thessaloniki, Mykonos, Santorini and islands with a population of more than 3,100.
The property is ready for immediate use and may be rented out on a long-term basis to generate rental income.
A Mirsatori specialist will develop a tailored residence permit strategy with a detailed breakdown of each stage, taking into account your family composition, investment amount, government fees and related expenses.
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A certified compliance officer assesses the applicant’s background by checking their information against international databases, reducing the risk of refusal to as little as 1%. The review covers the applicant’s financial history and confirms that they are not subject to international sanctions.
A detailed report is prepared based on the results and used by the specialists to plan the next steps.
Learn moreAt this stage, a qualifying investment property is selected, a Greek bank account is opened and an AFM tax identification number is obtained under a power of attorney. The applicant is not required to travel to Greece.
Mirsatori lawyers assist with selecting a highly liquid property. All documents are prepared remotely with comprehensive legal support.
Learn moreThe funds are transferred through secure banking channels, the transaction is registered by a notary and the residence permit application is submitted through a licensed representative.
The investor receives confirmation that the online residence permit application has been registered. This document allows them to enter Greece and remain in the country while the application is being processed.
Learn moreThe digitalisation of procedures in 2025 has accelerated the application review process. Applications are processed by the relevant departments of the Ministry of Migration, and their status can be tracked online in real time.
The authorities may request additional information or documents, although the preliminary due diligence process helps minimise such requests.
Learn moreThe applicant must travel to Greece to provide their fingerprints. The residence permit card is issued within 2–6 weeks, depending on the region. The biometric appointment itself usually takes no more than one hour.
The card is valid for five years and can be renewed. It also allows the holder to travel within the Schengen Area.
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The programme has three minimum investment thresholds:
The process takes from four months after the application is submitted. This includes the application review, which takes approximately three months, scheduling the biometric appointment, which may take 2–8 weeks depending on the location, and producing the residence permit card, which takes a further 2–6 weeks.
The process became faster after procedures were digitalised in 2025. Previously, obtaining the permit could take up to 18 months.
No minimum stay requirement applies. The residence permit remains valid even if the investor does not visit Greece, provided that they retain ownership of the qualifying property and renew the permit every five years.
The applicant must travel to Greece to submit their biometric data.
A Greek investor residence permit does not provide unrestricted access to employment in Greece. Permit holders may receive dividends from Greek companies and earn income by renting out their property, but salaried employment requires separate authorisation.
Investors may manage their own investments or operate a business remotely.
Properties acquired under the programme cannot be used for short-term rentals through platforms such as Airbnb. They may be used as the investor’s personal residence or rented out on a long-term basis.
Violating the short-term rental restriction may result in a fine and the revocation of the residence permit.
Yes. An investor may become eligible to apply for Greek citizenship after seven years of legal and permanent residence in Greece.
Applicants must also meet the applicable integration requirements, including demonstrating sufficient knowledge of the Greek language, history, geography, culture and political institutions. The naturalisation process may take an additional one to two years after the application is submitted. Greece permits multiple citizenship.
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