🇬🇷 Greece residence · By investment
Residence Permit in Greece by Investment
The Golden Visa is one of the most affordable residence-by-investment programs in the EU: from €250,000, a 5-year permit, and no requirement to live in the country.
The Greek Golden Visa is a popular residence-by-investment program and one of the leading ways to immigrate to Greece. The country attracts investors with its mild climate, rich culture and safe living environment.
Legal basis
The Golden Visa program was officially introduced by Greek legislation in 2013 (Law 4146/2013 and later amendments) and allows a 5-year residence permit to be issued to non-EU foreign nationals who meet the investment conditions. The law sets no minimum-stay requirement to maintain status.
Any adult foreigner who is not an EU citizen may take part, provided they have lawful income and investment capital. A criminal record is not allowed, and health insurance is required.
In 2026 there are restrictions for some nationalities: Russian and Belarusian citizens can formally get a Greek residence permit, but their applications are accepted only if they hold a second citizenship of another country — due to EU sanctions.
Investment options
- Real estate purchase. The most popular route. From €250,000 in lower-density regions or for renovation projects. For major cities and popular islands the threshold is €800,000 per property; for other regions, €400,000 (property of at least 120 sq. m). The reduced €250,000 category still applies to converting commercial property to residential or restoring heritage buildings, regardless of region.
- Long-term lease of tourist property. Leasing a hotel or tourist complex for at least 10 years. Total prepaid rent — from €400,000 or €800,000, depending on the region.
- Bank deposit. From €500,000 for at least 1 year; the deposit must stay in the Greek bank for the whole permit period.
- Capital investment in business. From €500,000 in a Greek company's capital (excluding portfolio-investment or real-estate companies) or in increasing an existing company's capital. Corporate bonds from €500,000 also qualify.
- Government bonds. From €500,000, maturity of at least 3 years.
- Securities and funds. Shares or bonds of Greek companies from €800,000, or from €350,000 in a fund investing exclusively in Greek assets.
The process usually takes 4–6 months from selecting the asset to issuance of the residence card. The permit is issued for 5 years and can be renewed indefinitely as long as the investment is kept — with no requirement to live in the country. You must visit Greece in person once every 5 years to file documents and biometrics for renewal.
Benefits of the Greece Golden Visa
Visa-free travel across Europe
The residence card lets you travel across 29 Schengen countries for up to 90 days in any 180-day period, and enter Greece itself at any time without a separate visa.
Path to permanent residence and citizenship
After 5 years you can apply for EU long-term residence, and after 7 years of residence, for Greek citizenship by naturalization. A Greek passport gives visa-free access to about 187 countries.
Residence for the whole family
Status is granted to a spouse, dependent children up to 21, and both spouses' parents — with no extra investment required.
No requirement to live in the country
There is no minimum number of days you must stay. You only need to keep the investment and visit once every 5 years to renew the card.
Real estate returns
Long-term rental of Greek property yields on average 5–6% a year. Since 2023, short-term rentals (Airbnb-style) are banned for Golden Visa owners — only long-term (monthly) rentals are allowed.
How to get a Greek residence permit by investment: step by step
Choosing the investment asset
Most investors choose real estate. The property can be selected in person or remotely through a trusted agent.
Legal preparation
Getting a Greek tax number (AFM), opening a bank account, gathering documents and running legal due diligence on the chosen property.
Making the investment
Signing the purchase agreement or another investment contract, paying from the investor's personal account by bank transfer, and registering ownership.
Filing the residence application
The document package is filed with the Greek Ministry of Interior or through an investor service center — in person or through a proxy.
Biometrics and receiving the card
After approval you must visit Greece in person for biometrics — within 6 months of filing. The residence card is issued a few weeks later.
FAQ
Can Russian citizens get a Greek residence permit by investment?
Do I need to travel to Greece to get the residence permit?
Can I rent out the property bought for the residence permit?
Is it mandatory to live in Greece after getting the residence permit?
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