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Greece's Golden Visa programme has been operating since 2013 and has attracted tens of thousands of investors from across the world, drawn by the combination of affordable entry points (originally from €250,000), EU residency, low physical presence requirements and the eventual path to Greek citizenship after 7 years.
The programme changed substantially in 2023 and 2024. Property investment thresholds in the most popular areas were raised significantly — to €800,000 in Athens, Thessaloniki and the most sought-after islands — in response to concerns about the programme's impact on domestic housing markets. The changes reshaped the programme but did not end it.
This guide explains the current structure, the available routes at different investment levels, and what the programme still offers for internationally mobile investors seeking EU residency and a long-term path to an EU passport.
This guide is for information purposes only. Greece's Golden Visa programme has been subject to legislative change and may be subject to further revision. Always seek current legal advice from a qualified Greek immigration lawyer before proceeding. Investment values are not guaranteed.
The 2023–2024 Changes: What Happened and Why
Greece's €250,000 property threshold was among the lowest of any EU Golden Visa programme. It attracted very high demand, particularly in Athens neighbourhoods such as Kolonaki, Glyfada and the south suburbs, and on premium islands including Mykonos and Santorini. The volume of Golden Visa property purchases contributed to price inflation in these markets, prompting significant domestic criticism.
In response, the Greek government introduced a tiered threshold system:
High-demand areas (€800,000 tier, set by Law 5100/2024 and applicable to investments made from 1 September 2024):
- Athens Municipality and the broader Attica Region
- Thessaloniki
- Mykonos
- Santorini
- Islands with populations above 3,100
In these areas, the minimum qualifying property investment is now €800,000 for standard freehold residential and commercial property.
All other areas of Greece: The minimum for standard property investment in non-high-demand areas remains €400,000.
These changes significantly increased the cost of the most popular routes but opened the programme to areas of Greece where €400,000 buys substantially more — rural mainland areas, smaller islands, northern Greece, and the Peloponnese, among others.
Current Investment Routes
Property Investment — Residential and Commercial Freehold
| Location | Minimum Investment |
|---|---|
| High-demand areas (Athens, Thessaloniki, Attica, Mykonos, Santorini, large islands) | €800,000 |
| All other areas of Greece | €400,000 |
Properties must be complete and freehold. Off-plan properties do not qualify for the Golden Visa until construction is complete and title is transferred. Joint ownership is permitted in some circumstances — legal advice specific to the structure is essential.
Conversion and Restoration Routes (€250,000 — Available Anywhere)
Law 5100/2024 preserved a €250,000 threshold for two categories, and it applies regardless of whether the property is in a high-demand area:
Conversion of a non-residential building to residential use: purchase of a commercial, professional or industrial building and its conversion to residential use. The change of use must be completed before the residence permit application is submitted. Industrial buildings qualify only where no industrial activity has been carried on there for the preceding five years.
Restoration of listed buildings: purchase of a listed (heritage-protected) building for full restoration or reconstruction. Here the works must be completed before the first renewal of the permit at year five, and the property cannot be sold before the restoration is finished.
Both categories are limited to a single property, and neither carries the 120 m² minimum main-living-area requirement that applies at the €400,000 and €800,000 tiers. Each property qualifies at the €250,000 threshold only once: if the resulting residence is later sold to another third-country national, that buyer must meet the standard €400,000 or €800,000 figure. These routes require more complex legal and planning work than a standard purchase, but provide entry to Athens and the most desirable areas at €250,000 rather than €800,000 for those willing to undertake a property project.
Non-Property Investment Routes
The programme also allows Golden Visa qualification through:
| Route | Minimum |
|---|---|
| Units in a Greek mutual fund or alternative investment fund (AIF) investing in Greece | €350,000 |
| Greek government bonds (minimum three years' residual maturity) | €500,000 |
| Fixed-term deposit with a Greek credit institution (minimum one-year term) | €500,000 |
| Shares, corporate bonds or government bonds admitted to trading on a regulated Greek market | €800,000 |
These routes do not involve property and are relevant for investors who prefer capital market exposure or who want to avoid the complexities of property ownership. The mutual fund / AIF route at €350,000 is particularly notable as it is the lowest non-property threshold and does not depend on physical location.
Residency Benefits
The Greece Golden Visa grants:
- 5-year renewable residency permit — renewable indefinitely as long as the qualifying investment is maintained
- Visa-free Schengen travel — the Greek residency permit allows visa-free travel throughout the Schengen Area (though it does not confer the right to live in other Schengen countries)
- Right to live and work in Greece — the Golden Visa grants full rights to reside and work in Greece; it does not give the right to work in other EU countries
- Family inclusion — spouse, minor children, unmarried children under 21 in certain circumstances, and parents of both the main applicant and spouse
Physical presence requirement for the visa: none — the Greek Golden Visa imposes no minimum number of days in Greece to maintain the residency permit. This is among the most flexible arrangements of any EU programme. The Golden Visa is therefore genuinely compatible with maintaining primary residency elsewhere.
Path to Greek Citizenship
This is the most significant long-term benefit of the Greece Golden Visa, and one that is often underemphasised in programme marketing:
After 7 years of legal residency in Greece, Golden Visa holders who have established genuine ties to Greece may apply for citizenship by naturalisation. Requirements include:
- 7 years of legal residency (the clock starts from the date the first residence permit is issued)
- Sufficient Greek language proficiency (written and oral; assessed formally)
- No serious criminal record
- Evidence of genuine integration into Greek society
Greek citizenship is EU citizenship — with full rights of free movement and establishment across all 27 EU member states. The Greek passport provides visa-free access to approximately 185+ countries, including the US, Canada, Australia, Japan and the full Schengen Area.
For investors who start the Golden Visa process in their forties or fifties, Greek citizenship at year 7 or 8 is a realistic objective. For investors with children who are included in the application, starting the 7-year clock early has very significant generational value — particularly given the educational and professional opportunities that EU citizenship opens.
The €100,000 Non-Domicile Tax Regime
Greece introduced a non-dom flat-fee tax regime for foreign nationals who transfer their tax residency to Greece. (This is separate from Greece's distinct 7% flat-rate regime for foreign pensioners.) Key features:
- Annual flat fee: €100,000 per year covers all foreign-source income (a fixed amount, not a percentage)
- Duration: up to 15 years
- Qualifying condition: investment of at least €500,000 in Greek real estate, business or securities
- Who it suits: individuals with substantial foreign investment income, capital gains, pensions or business income who find a €100,000 annual flat charge more efficient than their current tax position
For a UK non-domiciled individual moving to Greece as part of a planned departure from UK tax residency, the interaction with UK's leaving rules and the non-dom regime is a complex calculation that requires specialist UK and Greek tax advice. The regime is not automatic — it requires a formal application.
Greece Versus Portugal
| Greece Golden Visa | Portugal Golden Visa | |
|---|---|---|
| Minimum property investment | €250,000–€800,000 | No residential property route |
| Non-property minimum | €350,000 (fund/AIF) | €500,000 (funds) |
| Physical presence | None (no minimum stay) | ~7 days/year |
| Path to citizenship | 7 years | 5 years |
| Language requirement | Greek (at naturalisation) | Portuguese A2 (at naturalisation) |
| Non-dom tax regime | Yes (€100k flat) | IFICI (post-NHR) |
Portugal's citizenship path is now longer following its 2026 nationality reform (10 years, or 7 for EU/CPLP nationals, versus Greece's 7 years), while Greece retains a property investment option (outside high-demand areas, and nationwide via the conversion and restoration routes) that Portugal no longer offers for residential property.
Current Programme Status and EU Scrutiny
The Greece Golden Visa has operated within EU rules and has not faced the same direct legal challenges as Malta's citizenship programme. However, EU policy has moved generally against investment-for-residency programmes, and further regulatory pressure on EU Golden Visas is possible.
Investors considering the programme should monitor the current status and seek up-to-date legal advice, as further amendments to qualifying thresholds or programme conditions cannot be excluded.
Before you act
How Global Investments can help
Global Investments advises clients on the Greece Golden Visa programme as part of our EU residency and citizenship planning practice. We have extensive experience in the Greek property market — particularly in Athens and the islands — and work alongside specialist Greek immigration lawyers, tax advisers and property professionals.
Our advice covers property selection in the context of Golden Visa eligibility, the legal process for investment and permit application, the non-dom tax regime assessment, and the long-term planning considerations including the path to Greek citizenship and EU mobility.
To discuss whether the Greece Golden Visa is appropriate for your circumstances, contact our team for a confidential consultation.
Investment thresholds and programme rules are subject to change. This guide reflects information as of mid-2026 and does not constitute legal or financial advice. Property investment values are not guaranteed.
Frequently asked questions
5 questions
What is the Greece Golden Visa property investment threshold after the 2024 changes?
There are two tiers. In high-demand areas — Athens, Thessaloniki, the Attica Region, Mykonos, Santorini and islands with populations above 3,100 — the minimum is €800,000. In all other areas of Greece, the minimum is €400,000. Both figures were set by Law 5100/2024, which entered into force on 5 April 2024 and applies to investments made from 1 September 2024, in response to concerns that Golden Visa demand was inflating residential property prices in prime areas, displacing local buyers.
Link to this questionAre there alternatives to property investment for the Greece Golden Visa?
Yes. At €250,000: conversion of a non-residential building to residential use, or full restoration of a listed building (either category in any area, including high-demand zones). At €350,000: units in a Greek mutual fund or alternative investment fund (AIF) investing in Greece. At €500,000: Greek government bonds with at least three years' residual maturity, or a fixed-term deposit with a Greek credit institution. At €800,000: shares, corporate bonds or government bonds admitted to trading on a regulated Greek market, and standard residential or commercial freehold purchase in high-demand areas. The non-property routes remain available regardless of the area.
Link to this questionDoes the Greece Golden Visa lead to citizenship?
Yes, but indirectly. The Golden Visa grants residency. After 7 years of legal residency in Greece — with qualifying physical presence — applicants may apply for Greek citizenship by naturalisation. Citizenship requires passing a Greek language exam, demonstrating integration, and having a clean criminal record. Greek citizenship is EU citizenship and one of the strongest passports globally. The 7-year clock starts from first residency grant, so starting early has significant generational value.
Link to this questionWhat is the €100,000 non-dom flat tax for Greece?
Greece introduced a non-domicile (non-dom) tax regime for foreign nationals who transfer their tax residency to Greece. Qualifying new Greek tax residents pay a flat €100,000 annual tax (a fixed fee, not a percentage) on all foreign-source income, regardless of the amount. The fixed fee therefore becomes proportionally more efficient the larger the foreign income — at €1 million of foreign income it equates to roughly a 10% effective rate, and progressively less above that. The regime lasts for up to 15 years and requires an investment of at least €500,000 in Greek real estate, business or securities. (Note: this €100,000 fixed-fee regime is separate from Greece's distinct 7% flat-rate regime for foreign pensioners who relocate to Greece.) It is particularly attractive for individuals with very substantial foreign investment income, capital gains or business income.
Link to this questionDoes the Greece Golden Visa require physical presence?
The Golden Visa itself has no minimum physical-stay requirement — holders are not obliged to spend any set number of days in Greece to maintain the permit, which is among the most flexible of any EU residency programme. However, to use the residency as the basis for naturalisation to Greek citizenship after 7 years, genuine and substantial physical presence in Greece is required. The absence of a stay requirement applies to maintaining the visa; citizenship naturalisation requires demonstrating genuine ties and integration.
Link to this questionThis guide is for general information only and does not constitute legal, financial or immigration advice. Programme details change; verify current requirements with a qualified immigration lawyer before making any investment or application. Investment values can fall as well as rise.