Greece is the only EU golden visa program with a strict zero minimum stay requirement and no pathway to forcing you into local tax residency unless you choose to spend more than 183 days per year there. That combination is genuinely rare inside the EU.
Real Estate Route: The Threshold That Now Applies to Most Buyers
Since May 2023, the standard real estate minimum in Greece is EUR 400,000, and that threshold applies to Athens, Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 residents. Properties in smaller islands and lower-demand areas still qualify at EUR 250,000. The property must be a single unit of at least 120 square meters and cannot be subdivided to hit the threshold across multiple cheaper purchases.
Non-Real-Estate Investment Routes
Greece offers alternatives for applicants who want residency without buying property. A EUR 500,000 investment in a Greek company or fund, a EUR 800,000 deposit in a Greek bank or Greek government bonds, or EUR 500,000 into Greek real estate investment companies (REICs) each qualifies. These routes attract fewer applicants but carry no property management burden and suit investors who want liquid or diversified exposure rather than a physical asset in Greece.
Who Can Be Included on One Application
The primary applicant can include a spouse or registered partner, dependent children up to age 21 (extendable to 24 if in full-time education), and dependent parents of both spouses on the same permit. Each family member pays a separate government processing fee, currently around EUR 2,000 for the main applicant and EUR 150 per dependent. There is no additional investment required to add family members, which makes Greece considerably cheaper per head than programs that charge a per-person premium on the investment itself.
No Minimum Stay and Tax Residency Separation
Greece imposes zero minimum stay to maintain the residence permit, which means you can hold the visa as a pure optionality tool without triggering Greek tax residency. Tax residency in Greece requires spending more than 183 days per year there, so most golden visa holders remain tax residents of their home country or another jurisdiction entirely. If you are comparing this against programs that force you to spend time in-country to keep your permit, Greece is one of the cleanest options in the EU for people who want the right to be there without the obligation. For a direct comparison with another major EU golden visa program, see the Portugal golden visa requirements page.
Timeline, Government Fees, and What to Budget Beyond the Investment
Processing currently runs four to six months from complete document submission, though Athens backlogs have pushed some cases past eight months. Government fees total roughly EUR 2,150 to EUR 2,300 for a single applicant after combining the application fee and the biometric appointment fee. Add EUR 500 to EUR 1,500 in notarized translation and apostille costs, EUR 3,500 to EUR 6,000 for a local immigration lawyer, and the standard 3.09% property transfer tax on real estate purchases. Budget a realistic all-in figure of EUR 15,000 to EUR 25,000 in fees and professional costs on top of the investment itself.
Path to Permanent Residency and Citizenship
After seven years of continuous legal residence in Greece, a permit holder can apply for permanent residency, though continuous residence requires actually spending time there, not just holding the permit. Greek citizenship requires ten years of legal residence with genuine ties to the country, demonstrated language proficiency at the B1 level in Greek, and passing a civic knowledge exam. The golden visa does not accelerate the citizenship clock in any meaningful way compared to a standard long-stay visa, so applicants whose primary goal is a Greek passport rather than travel access and optionality should model the full ten-year timeline before committing.
Things people ask first.
Can I rent out the property I buy to qualify for the Greek golden visa?
Yes, rental income is permitted and there is no restriction on putting the qualifying property on the rental market. Many applicants in Athens and on Mykonos rent through short-term platforms specifically to offset holding costs.
Does the Greek golden visa give me Schengen travel rights?
Yes. A valid Greek residence permit allows visa-free movement throughout the Schengen Area for the duration of each trip, though you must respect the 90-in-180-day rule when visiting other Schengen countries if you are not also resident there.
What happens if property prices fall below my purchase price after I get the visa?
The permit is based on the original transaction value, not current market value, so a drop in property prices after issuance does not affect your renewal eligibility as long as you continue to own the asset.
Can I buy multiple cheaper properties to hit the EUR 400,000 threshold?
No. The regulation requires the qualifying amount to be invested in a single property of at least 120 square meters. Combining two or more lower-cost units to reach the threshold is explicitly excluded.
Is Greece planning to raise its golden visa minimum again?
Greek officials raised the threshold from EUR 250,000 to EUR 400,000 in high-demand zones in 2023 and have discussed further increases in the context of housing affordability pressure. No confirmed additional increase is legislated as of early 2025, but the trend has been upward.
Do I need to visit Greece to submit my application?
Yes. The primary applicant and any family members being added must attend an in-person biometric appointment at a regional alien bureau or designated office in Greece. You cannot complete the full process entirely remotely.
Is the Greek golden visa actually the right move for your situation?
The Offshore Playbook walks through how to stack a Greek residency permit with the right banking setup, tax structure, and second passport strategy so the EUR 400,000 investment does more than just buy you a permit. Use gramps.chat to run your specific scenario before you wire anything.
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