Greece Golden Visa: The Real Estate Route
We assess your investment threshold (€250k / €400k / €800k) and present exclusive developer properties that meet program eligibility requirements.
- €250k* special property categories
- €400k / €800k standard real estate depending on region
- 5 Years renewable residence permit
- Family covers spouse, children, and parents
- Schengen Area visa-free travel across the zone
- No Stay Requirement maintaining residency does not require living in Greece
*The €250,000 threshold applies strictly to specific property categories. Eligibility is verified prior to reservation.
What is the Greece Golden Visa
The Greece Golden Visa is a in Greece designed for , obtained through a . The most popular route among investors is real estate acquisition.
Residence Permit, Not a Tourist Visa
The Greece Golden Visa grants legal residency status, unlike standard short-term tourist visas.
Not Direct Citizenship
The program does not grant a passport automatically. Citizenship is processed separately and requires meeting additional criteria.
For Non-EU Citizens
This route is exclusively available for applicants from countries outside the European Union.
Based on a Qualifying Investment
The application is centered around a qualifying investment. On this page, the primary route is real estate, subject to strict eligibility verification.
Golden Visa
Greece
Residency in Greece via a qualifying investment
How the Real Estate Route Works
Property Selection
We source real estate tailored to your budget, investment goals, preferred region, and qualifying threshold.
Eligibility Check
We verify the location, property category, surface area, legal status, documentation, and deal structure.
Purchase & Investment
Following verification, we proceed with reservation, legal due diligence, and final acquisition.
Application Filing
We prepare and submit all required documentation for the main applicant, family, and the investment.
5-Year Residency
A 5-year residence permit is issued, renewable indefinitely as long as the qualifying investment is maintained.
Important: A property can only be considered for the Greece Golden Visa after a rigorous eligibility check, verifying current pricing, availability, legal documentation, and transaction terms.
One Application for the Whole Family
Main Applicant's Parents
Parents of the main applicant can be included in the family application if requirements are met.
Spouse
The spouse of the main applicant can be included in the application.
Main Applicant
The primary investor who makes the qualifying investment and holds the main application.
Children
Children can be included subject to age limits and documentation requirements.
Spouse's Parents
The spouse's parents are also eligible to be included in the family route.
Main Applicant
The primary investor who makes the qualifying investment and holds the main application.
Spouse
The spouse of the main applicant can be included in the application.
Children
Children can be included subject to age limits and documentation requirements.
Main Applicant's Parents
Parents of the main applicant can be included in the family application if requirements are met.
Spouse's Parents
The spouse's parents are also eligible to be included in the family route.
Family composition, age conditions, and documentation are verified prior to application submission. Family members typically require proof of kinship, such as marriage and birth certificates.
Benefits of the Greece Golden Visa
The Greece Golden Visa offers your family legal residency in Greece, enhanced mobility across Europe, and a secure real estate investment route — all without the obligation to permanently reside in the country.
5-Year Residence Permit
The Greece Golden Visa grants a 5-year residence permit, which is renewable indefinitely provided the qualifying investment is maintained and program requirements are met.
Schengen Area Mobility
Greek residency grants you the freedom to travel seamlessly across all Schengen Area countries, subject to standard stay regulations.
Family Inclusion
Your spouse, children, and parents can be included in the same application, provided they meet specific age and documentation criteria.
No Stay Requirement
Maintaining your residency typically does not require you to live in Greece, as long as the qualifying investment remains intact.
Real Estate as an Asset
Property acquisition serves as your investment route: the real estate remains a tangible asset, though yields, liquidity, and rental terms are subject to market conditions.
Potential Long-Term Path
Permanent residency and citizenship are potential long-term options, but require fulfilling separate, rigorous criteria, including actual residency and integration.
Every application route is verified individually: residency conditions, family inclusion, property selection, and future opportunities depend on current program requirements and the applicant's specific circumstances.
The Schengen Area
The Greece Golden Visa allows you to travel across the Schengen Area under current stay regulations.
This is highly convenient for business trips, family vacations, and seamless European travel without the need for a separate short-stay Schengen visa.
The Schengen Area includes 29 countries:
For short-term stays in other Schengen countries, the standard 90/180-day rule generally applies.
Opportunities for long-term residency, employment, and relocation outside of Greece depend strictly on the regulations of the respective countries and should not be considered automatic.
Greece Golden Visa Investment Thresholds for 2026
The minimum investment amount depends on location, property category, surface area, and current program requirements — meaning the same budget doesn't automatically equate to the same route.
Applies nationwide, not location-only
Regions outside high-demand zones
Athens, Thessaloniki, Mykonos, Santorini, etc.
€250,000*
May apply to specific property categories, such as conversion/change of use to residential, restoration, or listed buildings.
€400,000
May apply to standard real estate in specific regions outside high-demand zones, subject to program requirements.
€800,000
Applies to properties in high-demand zones: Athens/Attica, Thessaloniki, Mykonos, Santorini/Thira, and major islands.
Important: The investment threshold alone does not guarantee Golden Visa eligibility. Property eligibility, final pricing, availability, legal documentation, and deal structure must be rigorously verified before reservation.
What Properties Qualify for the Greece Golden Visa
For the Greece Golden Visa, property price isn't the only factor. The same budget may trigger different requirements based on location, category, surface area, legal documentation, and deal structure.
Property Price
We verify whether the property aligns with one of the available investment thresholds: €250k, €400k, or €800k.
Location
The region, city, or island directly determines the applicable investment threshold and property requirements.
Property Category
We determine if the asset qualifies as standard real estate, conversion/change of use, restoration, or a listed building.
Surface Area
For standard real estate, specific rules apply, such as investing in a single property with a minimum surface area of 120 m².
Documentation
We audit all paperwork regarding the property, applicant, investment, payments, insurance, and transaction records.
Legal Status
We verify ownership titles, encumbrances, registrations, permits, and overall transactional viability.
Deal Structure
We review how the reservation, due diligence, payments, and contracts are structured to ensure compliance with the chosen route.
Project & Developer Status
We confirm current availability, final pricing, construction stage, reservation terms, and project documentation.
What we verify
We verify whether the property aligns with one of the available investment thresholds: €250k, €400k, or €800k.
Why it matters
Price alone does not confirm eligibility. One €250k property might qualify under a special route, while another may not qualify at all.
Considered Only After Verification
A property can only be considered for the Greece Golden Visa after verifying eligibility, current pricing, availability, documentation, legal status, and deal terms.
Important: A property can only be considered for the Greece Golden Visa after verifying eligibility, current pricing, availability, documentation, legal status, and transaction terms.
Important Conditions Before Purchase
Before reserving a property, it is crucial to verify not just the price, but also its eligibility, associated costs, rental restrictions, and the current program requirements.
Not Every Property Qualifies
Location, category, size, documentation, and deal structure are critical for the Golden Visa.
The property's price alone does not confirm eligibility. Before reservation, the applicable threshold, legal status, documentation, and deal terms are rigorously verified.
€250k is a Special Route
The €250,000 threshold does not apply to all real estate.
€250,000 may apply to specific property categories, such as conversion/change of use to residential use, restoration, or listed buildings. The property category and documents are verified separately.
Short-Term Rentals May Be Restricted
Do not automatically count on Airbnb or short-term rentals.
Properties acquired through the Golden Visa may be subject to restrictions on short-term rentals or sharing economy platforms. Rental possibilities and usage formats must be verified prior to purchase.
Property Price ≠ Total Budget
Taxes, fees, and professional services are added to the property price.
In addition to the property price, your budget may include transfer tax/VAT where applicable, notary fees, legal support, application fees, insurance, registration, and maintenance.
Documentation and Support Required
The transaction and application require legal, notarial, and immigration documentation.
Typically, documents related to the applicant, property, payments, insurance, notarial certificates, registration, and other route-specific confirmations are verified.
Conditions May Change
Greece Golden Visa rules have changed before, so current requirements must be verified.
Before reservation, it is vital to confirm the current requirements regarding the threshold, property type, location, size, rental rules, and documentation.
Yields Are Not Guaranteed
Real estate can be an asset, but rental income and capital appreciation should never be promised.
Potential yield depends on location, market demand, rental type, expenses, property management, and overall market conditions.
What we verify before reservation
- Property eligibility
- Applicable investment threshold
- Location and property category
- Surface area and documentation
- Legal status
- Price / availability / deal structure
- Rental restrictions
- Total purchase budget
Important: A property can only be considered for the Greece Golden Visa after verifying eligibility, current pricing, availability, documentation, legal status, costs, and transaction terms.
The Golden Visa Process
From consultation to residency: a clear, structured path covering property verification, legal support, application submission, and status renewal.
Consultation
We discuss your goals, budget, family composition, timelines, and real estate expectations.
What Happens
The first step is to define why you want the Greece Golden Visa: family residency, Schengen mobility, property investment, a long-term plan, or a combination of these.
What the Client Gets
A preliminary understanding of the route and clear next steps.
Route Selection
We determine the most relevant investment threshold: €250k, €400k, or €800k.
What Happens
The route depends on the property category, location, size, budget, and current program requirements.
What the Client Gets
Clarity on your potential investment route prior to property selection.
Property Shortlist
We compile a curated list of developer properties tailored to your budget, region, and chosen route.
What Happens
This list only includes properties that can be considered for the Golden Visa after verifying their eligibility, current price, availability, and deal structure.
What the Client Gets
A targeted shortlist of highly relevant projects, not a generic catalog.
Eligibility Check
We verify the location, property category, surface area, documentation, legal status, and deal structure.
What Happens
This is a critical checkpoint before reservation. A property can only proceed once the applicable threshold and program rules are fully satisfied.
What the Client Gets
Confirmation on whether the property qualifies for your specific Golden Visa route.
Reservation
Once preliminary checks are passed, the property can be reserved under the developer's terms.
What Happens
Prior to reservation, we finalize the price, availability, payment terms, timelines, project documents, and route applicability.
What the Client Gets
Secured reservation terms for an eligible property.
Legal Due Diligence
Lawyers audit the property documents, transaction structure, ownership titles, and encumbrances.
What Happens
This includes verifying legal documentation, land registry/cadastre records, contracts, asset status, payments, and full compliance with program regulations.
What the Client Gets
A comprehensive legal audit of the property and transaction before final purchase.
Purchase
The property purchase or qualifying investment is finalized according to the chosen route.
What Happens
This stage covers contract signing, payments, notarial acts, transaction registration, and securing proof of investment.
What the Client Gets
Confirmed investment basis required for the subsequent visa application.
Application & Biometrics
The application file is prepared and submitted, and applicants attend their biometric appointments.
What Happens
The dossier includes applicant and family documents, proof of investment, insurance, fee receipts, property documentation, and any other requested materials.
What the Client Gets
Official application submission and completion of mandatory biometric procedures.
Residence Permit & Renewal
Upon approval, a 5-year renewable residence permit is issued.
What Happens
Renewal hinges on maintaining the investment basis and continuing to meet program requirements. Future immigration paths are considered separately.
What the Client Gets
Legal residency in Greece and a clear plan for ongoing support.
Timelines and specific steps may vary depending on the property, chosen route, documentation, family composition, and government processing times. Most preparation can be done remotely, though the biometric appointment typically requires physical presence.
Required Documentation
Main Applicant Documents
Property and Transaction Documents
Family Member Documents
Proof of Payments and Fees
Main Applicant Documents
Typically includes a valid passport, recent photographs, and health insurance.
Included Items
- Passport
- Photographs
- Health Insurance
Property and Transaction Documents
Depending on the route, this includes proof of investment, property contracts, and necessary notarial or legal certifications.
Included Items
- Proof of Investment
- Property & Transaction Contracts
- Notarial and Legal Certifications
Family Member Documents
If dependents are included in the application, documents verifying their identity and family relationship are required.
Included Items
- Family Member IDs/Passports
- Proof of Kinship (Marriage/Birth Certificates)
- Additional Materials Upon Request
Proof of Payments and Fees
This covers permit fees, application fee receipts, and bank confirmations of all transaction or investment payments.
Included Items
- Proof of Fee Payments
- Permit Fees
- Transaction Payment Confirmations
Additional Documentation
In some cases, specialists may request additional documentation depending on the property type, investment structure, family composition, and specific filing requirements.
The exact composition of the dossier depends on the property type, investment structure, family composition, and current program requirements. The final document checklist will be verified prior to submission.
How to choose property
and a residency route
in Greece?
- Clear requirements and costs
- Step-by-step instructions
- Current conditions in 2026
Residency in Greece
for financially
independent
Relocation to the EU and visa-free travel within Schengen
Costs and Total Budget
The €250k / €400k / €800k investment threshold is not the total purchase budget. Beyond the property price, you must account for taxes, notary fees, legal support, application fees, insurance, registration, and ongoing property maintenance.
Total Budget Structure
The amounts of additional expenses depend on the property, region, family composition, deal structure, and current requirements. The final budget is calculated individually before reservation.
Why Invest Cafe / Vita
Investor
Goals, budget, family composition, timelines, and real estate preferences.
Developers
Direct developer properties, current prices, availability, and reservation terms.
Eligibility Check
Verification of location, category, surface area, documentation, and deal structure.
Lawyers
Coordination of legal property checks, documents, contracts, and transaction status.
Notary / Bank
Coordination of notarial execution, payment confirmations, and banking/registration steps.
Golden Visa Application
Synchronization of investor, family, property, and transaction documents for application preparation.
Invest Cafe / Vita
Coordination of the property, transaction, and Golden Visa route
Invest Cafe / Vita
Coordination of the property, transaction, and Golden Visa route
Official Developer Representative
Vita acts as an official representative for developers, helping you access property information directly.
Direct from Developers
We present projects with real-time data on pricing, availability, and reservation terms.
Eligibility Check Before Reservation
We verify the property's applicability to the Greece Golden Visa route before any reservation is discussed.
Matched to Budget and Route
We select properties not just by price, but by total budget, location, category, and potential investment threshold.
Process Coordination
We bridge the gap between the investor, developer, lawyers, notary, bank, and the Golden Visa application process.
Streamlined Process
Our goal is to ensure the property, documentation, transaction, and program requirements are verified as a single cohesive system.
Invest Cafe / Vita assists with property matching and process coordination, but property eligibility, current pricing, availability, documentation, and deal terms are independently verified prior to reservation.
FAQ: Frequently Asked Questions about the Greece Golden Visa
Brief answers to key questions about Greek residency via real estate: investment thresholds, family, documentation, renting, working, and pre-purchase property verification.
The Greece Golden Visa is a residency program for non-EU citizens through a qualifying investment. One of the most popular routes is real estate acquisition, provided the property meets program requirements.
Want to know if the Greece Golden Visa is right for you?
Submit a request—we will analyze your budget, family situation, and purchase goals, explain the potential investment threshold, verify property requirements, and show you relevant developer projects.
What we cover in the consultation
- Which Greece Golden Visa route best fits your budget
- Which investment threshold applies: €250k, €400k, or €800k
- Which property requirements must be checked before reservation
- Which current developer projects can be considered after eligibility checks
A consultation helps determine your possible route. A property can only be considered for the Greece Golden Visa after verifying eligibility, current pricing, availability, documentation, and deal terms.