Greece Golden Visa Program
One of the most attractive residency-by-investment programs in Europe, with visa-free access to the Schengen Area.
Legal Basis
The Greek Golden Visa (“Investor Residence Permit”) is regulated by Greek Law 4251/2014 (Government Gazette Α′ 80/01.04.2014) on “Immigration and Social Integration Code and other provisions”, as subsequently amended by Laws 4332/2015, 5036/2023, and 5038/2024.
Investment Thresholds (2026)
The minimum qualifying real-estate investment depends on the location and type of property:
- €250,000 — Conversion of a commercial property to residential use (e.g., former offices turned into apartments).
- €400,000 — Investment in real estate in Attica, the Regional Unit of Thessaloniki, the islands of Mykonos and Santorini, and islands with >3,100 residents.
- €250,000 — Investment in all other regions of Greece.
Source: Hellenic Ministry of Migration & Asylum. Final eligibility is determined by the Greek authorities.
Eligibility
The program is open to non-EU/EEA citizens (third-country nationals). Main applicants must:
- Hold a clean criminal record from their country of origin
- Be at least 18 years old
- Hold a valid passport or travel document
- Make a qualifying real-estate investment in Greece
Family members included (no additional investment required): spouse, unmarried children under 21, and parents of the main applicant.
Benefits
- Residence permit valid for 5 years, renewable indefinitely as long as the qualifying investment is maintained
- Visa-free travel across the entire Schengen Area (26 countries)
- Pathway to citizenship after 7 years of legal residence (under Greek Citizenship Code, Law 3284/2004)
- Access to public education (Greek state schools) and the Greek public healthcare system (EOPYY)
- Family reunification rights
- No minimum stay requirement — you do not need to reside in Greece full-time
Tax Considerations
Golden Visa holders should be aware of the following Greek tax obligations:
- ENFIA (annual property tax) — payable each year by the property owner to the Greek State
- One-time transfer tax — based on the cadastral or objective value of the property (typically 3% to 24%, payable to AADE at signing of the notarial deed)
- AFM (ΑΦΜ) — Greek tax registration required before purchase
- Greek income tax — on any Greek-source income (rental yields, capital gains on sale). Capital gains tax for non-EU Golden Visa holders: 15% (under certain conditions).
Why Athens for Golden Visa
Athens combines a vibrant European urban lifestyle with the most competitive property prices among EU capitals. The city offers:
- Athens Riviera (Glyfada, Voula, Palaio Faliro): coastal premium, strong rental demand, yacht-marina lifestyle
- Kolonaki & Lycabettus: diplomatic quarter, museums, high-end retail, long-term capital appreciation
- Kifisia: upscale northern suburb, top international schools (ACS, St. Lawrence), family-oriented
- Historic center (Plaka, Syntagma, Monastiraki): short-term rental yield, tourism-driven
- Coastal & islands (Mykonos, Santorini, Crete): luxury tourism rentals — higher thresholds but premium yields
The Golden Visa €250,000 threshold applies to commercial-to-residential conversions, which Athens has many of in areas like Metaxourgeio, Gazi, and the broader center.
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