Golden Visa
A Greek residence permit through property purchase
A practical guide to the programme, and how I help you complete it safely, from the property checks to the renewal of the permit.
What it is, in plain words
The Golden Visa is the permanent investor residence permit that Greece grants to citizens of countries outside the European Union when they buy property in Greece worth at least the threshold set by law.
The permit is valid for five years and can be renewed each time for another five, as long as you keep the property and continue to meet the requirements. It is not citizenship and it is not a work permit. It is the right to live legally in Greece, together with your family.
- 5 yearsvalidity, renewable for the same period
- Familyspouse, children up to 21 and parents
- Renewalwith no minimum time you must spend in Greece
- Remotelythrough a lawyer with power of attorney, except for biometrics
Investment thresholds today
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€800,000
Attica Region, Thessaloniki Regional Unit, Mykonos, Thira (Santorini) and islands with more than 3,100 inhabitants
One property, with main areas of at least 120 m².
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€400,000
All other areas of the country
One property, with main areas of at least 120 m².
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€250,000
A property converted from another use (for example an office) into a residence, or a listed building that is fully restored
One property, with no minimum size. The change of use is completed before the application.
Transitional rules apply to investments completed before the 2024 changes. Before any purchase, we confirm together which category the property falls into.
Who can apply
A citizen of a country outside the European Union who buys a property that meets the programme's requirements can apply. With the same investment, the members of their family also receive residence permits, with no additional investment.
Which family members are covered
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Spouse
Your husband or wife, or a partner in a registered partnership concluded in Greece or abroad.
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Children
Unmarried children up to 21. At 21 they can receive an independent residence permit for three years.
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Parents
The investor's parents and the parents of the investor's spouse.
Special restrictions apply to certain nationalities (currently to citizens of Russia and Belarus). We examine each case individually.
Why Greece
The programme gives the whole family a stable legal base in Europe. And everyday life in Greece has a lot to offer.
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Residence permits for the family
One investment, residence permits for you, your spouse, your children and your parents.
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Travel in the Schengen area
With a Greek residence permit you can travel to Schengen countries for short stays, under the rules of the area.
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Renewal
The permit is renewed every five years, as long as you keep the property and meet the requirements.
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The sea close to the city
The Athens Riviera stretches along the coast, a short distance from the centre of Athens.
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A city with history
A European capital with schools, hospitals and services, below the Acropolis.
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A pace of life for families
A mild Mediterranean climate, many sunny days and life outdoors for much of the year.
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A home for you
A calm everyday life, which many families from abroad appreciate.
What I check in the property before you pay
The property purchase is the basis of your permit, and a mistake at this stage is hard to fix later. So before you commit and before any money is transferred, I check the property legally on all of the points below.
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01Zone and minimum amount
That the location and the price of the property match the investment threshold for that area, and that the investment concerns a single property.
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02Minimum size
For the €400,000 and €800,000 thresholds, that the main areas reach 120 m². Parking spaces and storage rooms do not count.
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03Title
That the seller is the true owner and the chain of title is clean.
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04Encumbrances and claims
Mortgages, pre-notations, seizures or pending lawsuits that could affect you.
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05Land registry
That the property is correctly registered and its details match the title deeds.
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06Building permit and unauthorised works
Together with an engineer, that the building is legal and any unauthorised works have been regularised. For converted properties, that the change of use was completed lawfully.
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07Certificates for the transfer
That all the tax and administrative documents the notary needs are in place.
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08Payment through a bank
That the full price is paid before the application, by bank cheque, transfer or POS to the seller's account with a bank in Greece, and that this is recorded in the contract.
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09Lawful use
That the use you plan is allowed. For example, properties in the programme cannot be let on short-term rentals or sublet.
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10The terms of the contract
That the contract protects you as the buyer, before it is signed.
I represent only you
- I represent only the buyer.
- I do not sell property.
- I take no commission from sellers or estate agents.
- No payment is made without your written approval.
How I help, step by step
The times I mention are indicative and depend on the property, the documents and the authorities. They are not a commitment.
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Step 1
First conversation
We talk about your goals, your family and the documents you have.
What I do: I explain what applies to your case and give you a written list of everything that is needed.
Usually: a few days
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Step 2
Power of attorney, tax number and bank
You sign a power of attorney in your country, and obtain a Greek tax number (AFM) and a bank account.
What I do: I tell you how the power of attorney should be drafted, I obtain the tax number and I help you open the account.
Usually: a few weeks
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Step 3
Legal check of the property
Before any commitment, the property is checked on every point of the list.
What I do: I carry out the check and give you a written report of what I found.
Usually: a few weeks
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Step 4
Contract and payment
The contract is signed before the notary and the full price is paid through a bank.
What I do: I check the contract, represent you at the signing and follow the registration in the land registry.
Usually: a few weeks
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Step 5
Residence permit application
The application is filed online, with all supporting documents. Then the biometric data are taken in Greece.
What I do: I prepare and file the application as your lawyer under power of attorney and keep you informed of every development.
Usually: a few weeks to file
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Step 6
Issue of the permit
The authorities examine the application and issue the residence permit for you and your family.
What I do: I follow the progress of the application and answer every question from the authorities.
Usually: several months, depending on the authorities
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Step 7
Renewal
Before the permit expires, a renewal application is filed, with proof that you still own the property.
What I do: I remind you in good time and handle the renewal.
Usually: before expiry
Everything remotely, with a power of attorney
You do not need to come to Greece for every step. With a power of attorney I can represent you in almost the whole process, from the purchase to the filing of the application.
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Where it is signed
At a Greek consulate in your country, or before a notary or other competent authority in your country, with an Apostille or legalisation by the Greek consulate, depending on the country. I tell you which way applies to you.
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What I do with it
I obtain your tax number, check the property, sign the contract on your behalf and file the residence permit application.
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What needs your presence
Biometric data (fingerprints and photograph) are given in person in Greece. Some banks also ask for physical presence to open an account.
Documents you will need
- A valid passport for each family member
- Recent passport-style photographs
- Marriage or registered partnership certificate and the children's birth certificates, with Apostille and official translation
- Health insurance that covers you in Greece, Greek or from your country
- A power of attorney, if I represent you remotely
- The purchase documents: contract, the notary's certificate on the method of payment and proof of registration in the land registry
The final list depends on your family and your country. I give it to you in writing, for your own case.
Frequently asked questions
Do I have to live in Greece for the permit to be renewed?
No. The law states expressly that periods of absence from the country do not prevent renewal. But if you are thinking later about Greek citizenship or another form of long-term residence, different rules apply there, which require actual residence in the country. We look at this together from the start.
Can I work in Greece with this permit?
No. The permit does not give access to the labour market, either as an employee or as self-employed. You can, however, be a shareholder or partner in a company, or a non-executive board member, as long as you do not work for it. If you want to work, we look at moving to another type of permit.
Can I rent out the property?
Short-term rental (for less than 60 days, for example through platforms) and subletting are prohibited, and a breach leads to revocation of the permit and a fine. Long-term rental is not prohibited. Properties converted from another use are subject to further restrictions, which we examine before the purchase.
Can I buy together with another person?
Yes, as long as each investor's share on its own reaches the threshold for the area. The 120 m² minimum is then counted for the whole property. If you buy together with your spouse, one of you receives the investor's permit and the other a family member's permit.
What happens if I sell the property?
The permit is linked to the investment. If you sell the property, the permit is revoked, unless you have already made a new investment that meets the requirements. That is why we plan any such move together in advance.
What happens to the children when they turn 21?
Until 21 they hold permits as family members. At 21 they can receive an independent residence permit for three years, so that they can move to another status, for example for studies or work.
In which language will we communicate?
In English, Russian, Greek or Armenian. Official documents are in Greek, and I explain their content to you in your language. Where an official translation is needed, it is done by a certified translator.
Last update and legal basis
Last updated:
This page is based on:
- Law 5038/2023 (Migration Code), Articles 95 and 100
- Law 5100/2024, Article 64
- Law 5275/2026 (Government Gazette A 17/6.2.2026)
- Joint Ministerial Decision 214926/2025 (Government Gazette B 6014)
- Circular 1/2026 (ref. no. 72019/21.4.2026)
Official information at migration.gov.gr
The programme's rules change often. Before you commit, we confirm together what applies at that moment.
The information on this page is general and is not legal advice for your own case. The residence permit is issued by the authorities, and a lawyer cannot guarantee the outcome.
Contact
Start with a conversation
Tell me about your family and what you are looking for. I will explain what applies to you and what the next steps are.
English, Russian, Greek, Armenian