Getting a Greece Golden Visa (Investor Residence Permit)
The Greece Golden Visa is an investor residence permit (ฮฮดฮตฮนฮฑ ฮฯฮฝฮนฮผฮทฯ ฮฮนฮฑฮผฮฟฮฝฮฎฯ ฮฯฮตฮฝฮดฯ ฯฮฎ) for third-country nationals who buy qualifying Greek real estate.
It is issued by the Ministry of Migration and Asylum, valid five years and renewable while the investment is held, and does not grant a right to work. The minimum qualifying investment depends on the property's location and type and is set by reform legislation.
Estimated time
The statutory deadline for deciding the application is 50 days, reduced to 40 days where the expedited procedure applies, counted from a complete electronic submission. Assembling the property purchase, registration, and document set beforehand typically takes considerably longer.
Cost
An electronic application fee plus a 16 โฌ residence-permit card fee, paid through the e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ state-fee system; the qualifying investment value is set separately by law and depends on the property's location and type.
What You Need
Tap to check off items as you gather them
Additional Items
- Minimum qualifying investment, current under Law 5100/2024 (Article 64, amending Article 100 of Law 5038/2023, the Migration Code, implemented by Joint Ministerial Decision 1/2025, Government Gazette Series I No. 81): 800.000 โฌ in high-demand areas (Region of Attica, Regional Unit of Thessaloniki, Mykonos, Santorini, and islands over 3,100 inhabitants), 400.000 โฌ in all other regions, and 250.000 โฌ for change-of-use conversions and listed/industrial restorations. These are route-divergent figures by location and property type, not a blended range, and they are revised by legislation rather than fixed permanently.
- The 120 mยฒ minimum single-residential-unit rule applies to the standard real-estate routes (the 800.000 โฌ and 400.000 โฌ routes). It does not apply to the change-of-use route, which instead requires an engineer's technical report on the change of use.
- Properties qualifying under the post-reform thresholds may not be placed in short-term rental.
- Resale of the qualifying property during the residence permit's validity simultaneously revokes the seller's permit.
- The qualifying payment routes through a Greek bank, and the investor needs a Greek ฮฮฆฮ (AFM) tax registration number for the property purchase and tax registration; this guide therefore links to the Greek tax-number and bank-account guides as prerequisites.
Step-by-Step
- 1
Get Your ฮฮฆฮ and a Greek Bank Account First
ฮฮฆฮ
Expat- Obtain your ฮฮฆฮ (AFM) Greek tax registration number, which you need to purchase property and register the transfer.
- Open a Greek bank account, because the qualifying payment must route through recognised banking channels rather than cash.
๐ก Tip: Both the notarial deed and the residence-permit application depend on your ฮฮฆฮ. Arranging it and a bank account first prevents a stalled purchase.
- 2
Confirm the Qualifying Investment and Complete the Purchase
Expat- Confirm which investment threshold applies to your chosen property by its location and type. The figures are route-divergent, not a single national amount: under the figures current under Law 5100/2024, 800.000 โฌ applies in high-demand areas (the Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini, and islands with over 3,100 inhabitants), 400.000 โฌ applies in all other regions, and 250.000 โฌ applies to change-of-use conversions and to restoring listed or industrial buildings into housing.
- On the standard routes the property must be a single residential unit of at least 120 mยฒ. This minimum surface rule does not apply to the change-of-use route.
- Complete the purchase and pay the agreed consideration in full through recognised banking channels โ the payment may also be made by the spouse.
๐ก Tip: The agreed consideration for the property must have been paid in full by crossed bank cheque, credit transfer, or via POS terminal. The above payment may also be made by the spouse.
- 3
Obtain the Notarial Certificate and Register the Transfer
Expat- The notary who draws up the transfer deed issues a certificate confirming the purchase value and that payment was made.
- Register the transfer with the Land Registry or the cadastral office and obtain proof of registration, or a lawyer's certificate of the registration application.
๐ก Tip: Cash purchases do not qualify. Keep the notarial certificate and the registration proof together โ both are core to the application file.
- 4
Take Out a Private Insurance Contract
Expat- Arrange a private insurance contract covering health and accident risks, as required under Article 136 paragraph 3 of Law 4251/2014.
๐ก Tip: The insurance contract is a standing requirement of the file, not an optional extra; assemble it before you submit.
- 5
Submit the Application Electronically and Pay the Fees
Golden Visa
Expat- Submit the Golden Visa application electronically through the e-services of the Ministry of Migration and Asylum, uploading the supporting documents.
- Pay the electronic application fee and the 16 โฌ card fee through the e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ system.
๐ก Tip: Upload a complete file. A missing core document โ the notarial certificate, the registration proof, or the insurance contract โ is the most common reason a submission stalls.
- 6
Wait for the Decision and Collect Your Card
ฮฮดฮตฮนฮฑ ฮฯฮฝฮนฮผฮทฯ ฮฮนฮฑฮผฮฟฮฝฮฎฯ ฮฯฮตฮฝฮดฯ ฯฮฎ
Expat- The Directorate of Residence Permits of the Ministry of Migration and Asylum reviews the application within its statutory deadline and issues the electronic residence-permit card โ the ฮฮดฮตฮนฮฑ ฮฯฮฝฮนฮผฮทฯ ฮฮนฮฑฮผฮฟฮฝฮฎฯ ฮฯฮตฮฝฮดฯ ฯฮฎ (investor permanent residence permit).
- The investor permit is valid for five years and is renewable for as long as the qualifying investment is held.
๐ก Tip: Investor residence permits do not establish a right of access to any form of employment. Plan your finances on the basis that this permit does not give you the right to work in Greece.
- 7
Add Family Members (Optional)
ExpatIf you wish to include family members
- File a separate family-member application for the spouse or partner, minor children, and the ascendants of the spouses or partners.
- Pay the family-member electronic fee (per adult, minors exempt) and the 16 โฌ card fee per family member.
๐ก Tip: The family scope is the spouse or partner, minor children, and the ascendants of the spouses or partners โ confirm each person's eligibility against the issuing authority's current list before filing.
โ ๏ธ Watch out: If you resell the qualifying property during the validity period, the resale of the real property during the period of validity of the residence permit results in the simultaneous revocation of the residence permit of the third-country national who is the seller. Maintain the qualifying investment to keep the permit and the family members' permits valid.
Local Tips from the Community
- The minimum qualifying investment is not a single national figure. It differs by the property's location and type, and the amounts are set by reform legislation rather than fixed permanently. Always read the current figures as those in force under Law 5100/2024, and confirm them before committing to a purchase.
- The qualifying payment routes through a Greek bank, and you will need a Greek tax registration number, the ฮฮฆฮ (AFM), to purchase property and register the transfer. Open a Greek bank account and obtain your ฮฮฆฮ before you start, because the notarial deed and the application both depend on them.
- The investor permit does not allow you to work in Greece. If employment is your aim, this is the wrong route โ it is designed around holding a qualifying investment, not around access to the labour market.
- The 120 mยฒ minimum residential-unit rule attaches to the standard real-estate routes only. The change-of-use route โ converting a commercial property to residential use, or restoring a listed or industrial building into housing โ carries no minimum surface restriction on the main spaces, but it does require an engineer's technical report on the change of use.
Costs
| Item | Amount | Payment | Notes |
|---|---|---|---|
| Electronic application fee | โฌ2,000 | e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system, paid online with the application | Stated by the source as 2.000 โฌ. Paid through the Ministry of Migration and Asylum e-services when the application is submitted electronically. |
| Electronic residence-permit card | โฌ16 | e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system | Stated by the source as 16 โฌ. The charge for issuing the electronic residence-permit document. |
| Family-member electronic fee (per adult family member) (Optional) | โฌ150 | e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system | Stated by the source as 150 โฌ per adult family member; minors are exempt. A separate 16 โฌ card fee applies per family member. Charged only if you include family members. |
| Family-member residence-permit card (per family member) (Optional) | โฌ16 | e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system | Stated by the source as 16 โฌ. Applies per family member included in the application. |
- Payment:
- e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system, paid online with the application
- Notes:
- Stated by the source as 2.000 โฌ. Paid through the Ministry of Migration and Asylum e-services when the application is submitted electronically.
- Payment:
- e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system
- Notes:
- Stated by the source as 16 โฌ. The charge for issuing the electronic residence-permit document.
- Payment:
- e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system
- Notes:
- Stated by the source as 150 โฌ per adult family member; minors are exempt. A separate 16 โฌ card fee applies per family member. Charged only if you include family members.
- Payment:
- e-ฯฮฑฯฮฌฮฒฮฟฮปฮฟ electronic state-fee system
- Notes:
- Stated by the source as 16 โฌ. Applies per family member included in the application.
FAQ
General
How much do I need to invest for the Greece Golden Visa?
The minimum depends on the property's location and type โ it is not a single national figure. Under the amounts current under Law 5100/2024 it is 800.000 โฌ for properties in the Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini, and islands with over 3,100 inhabitants; 400.000 โฌ in all other regions; and 250.000 โฌ for converting a commercial property to residential use or restoring a listed or industrial building into housing. On the standard routes the property must be a single residential unit of at least 120 mยฒ; the change-of-use route has no minimum surface restriction. Because these thresholds are set by reform legislation and revised by law, confirm the current figures before committing to a purchase.
How long is the investor permit valid?
Five years, renewable for as long as the qualifying investment is maintained. Reselling the qualifying property during the validity period revokes the seller's permit.
How long does the application take?
The statutory deadline for a decision is 50 days from a complete electronic submission, reduced to 40 days where the expedited procedure applies. Assembling the purchase, registration, and document set beforehand typically takes considerably longer than the decision window itself.
Can my family join me?
Yes. The spouse or partner, minor children, and the ascendants of the spouses or partners can be granted residence permits alongside the investor. The family-member electronic fee is 150 โฌ per adult family member (minors exempt), plus a 16 โฌ card fee per family member. You file a separate family-member application for them.
Can I work in Greece on this permit?
No. The investor residence permit does not establish a right of access to any form of employment in Greece. If access to the labour market is your goal, the investor route is not the right one.
How do I pay for the property, and can my spouse pay?
The agreed consideration must be paid in full by crossed bank cheque, credit transfer, or via POS terminal; cash purchases do not qualify. The payment may also be made by the spouse. The notary who draws up the transfer deed issues a certificate confirming the purchase value and that payment was made.
Which authority issues the permit?
The Ministry of Migration and Asylum, acting through the Directorate of Residence Permits, issues the investor permit. Family-member permits are processed by the relevant Decentralized Administration (for example the Decentralized Administration of Attica) through its Directorate for Aliens and Migration. A notary issues the transfer-deed certificate, and the Land Registry or cadastral office handles the property-transfer registration.
After This Process
- โ Obtain your ฮฮฆฮ (AFM) tax registration number and open a Greek bank account before purchasing, since both the deed and the application depend on them.
- โ Confirm the current minimum-investment figure for your chosen property's location and type with the issuing authority before committing, because the thresholds are revised by legislation.
- โ If you intend to bring family members, prepare a separate family-member application for the spouse or partner, minor children, and the ascendants of the spouses or partners.
Sources
- Ministry of Migration and Asylum โ Golden Visa (migration.gov.gr โ)
- National Registry of Administrative Public Services โ Permanent golden visa (change of use), Initial issuance (en.mitos.gov.gr โ)
- Housing Policy Portal โ golden-visa minimum-investment increase (stegasi.gov.gr โ)
- Decentralized Administration of Attica โ family members of permanent investors (apdattikis.gov.gr โ)
Was this helpful?
More in Greece
- Getting a Residence Permit in Greece
- Greek Citizenship by Naturalisation (Immigrant 7-Year Route)
- Declaring a Lease to the Tax Authority in Greece
- Exchanging a Foreign Driving Licence in Greece
- Getting a Social Security Number (AMKA) in Greece
- Getting a Tax Registration Number (AFM) in Greece
5 sources cited last accessed 2026-06-04
T1 official portal ยท T2 embassy/consulate ยท T3 news ยท T4 community โ higher tier wins on conflict. methodology →
- T1National Registry of Administrative Public Services (en.mitos.gov.gr) โ Permanent golden visa (change of use), Initial issuance 2026-06-04
Legal basis: Article 100 of Law 5038/2023 as amended by Article 64 of Law 5100/2024, implemented by Joint Ministerial Decision 1/2025. The investor residence permit is valid for five years; the permit does not establish a right of access to any form of employment. The application is submitted electronically through the Ministry of Migration and Asylum e-services, with a 2.000 โฌ application fee and a 16 โฌ electronic-permit charge. The Directorate of Residence Permits decides within a 50-day statutory deadline, reduced to 40 days under the expedited procedure. Required documents include a notarial certificate of the purchase value and payment, proof of Land Registry or cadastral registration (or a lawyer's certificate), a private insurance contract (Article 136 paragraph 3, Law 4251/2014), and for change-of-use properties an engineer's technical report. The agreed consideration must be paid in full by crossed bank cheque, credit transfer, or POS terminal, and may be paid by the spouse. The change-of-use route has a 250.000 โฌ minimum acquisition value with no surface-area restriction on the main spaces; resale during validity revokes the seller's permit.
en.mitos.gov.gr - T1Ministry of Migration and Asylum โ Golden Visa 2026-06-04
The investor residence permit is issued by the Ministry of Migration and Asylum; applications are filed electronically, with a 16 โฌ electronic residence-permit card charge. The document set includes the application form, four printed digital passport photographs (supplied digitally on CD in JPEG2000 format), a certified valid passport or travel document with the national visa, a private insurance contract under Article 136 paragraph 3 of Law 4251/2014, the notary's certificate confirming purchase, payment and value, and land-registry registration and encumbrance certificates.
migration.gov.gr - T1Housing Policy Portal (stegasi.gov.gr, official) 2026-06-04
Under the threshold increase enacted by Article 64 of Law 5100/2024, the minimum qualifying investment, current under that law, is 800.000 โฌ in high-demand areas (the entire Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini (Thira), and all islands with a population above 3,100 inhabitants, with the property a single residential unit of at least 120 mยฒ) and 400.000 โฌ in all other regions of Greece (also a single residential unit of at least 120 mยฒ). These figures rose from the earlier 500.000 โฌ and 250.000 โฌ minimums respectively.
stegasi.gov.gr - T1Enterprise Greece (official) 2026-06-04
Under the post-reform thresholds, the minimum qualifying investment is 800.000 โฌ in greater Athens, greater Thessaloniki, Mykonos, Santorini and islands with over 3,100 inhabitants, with a minimum 120 mยฒ residential unit; 400.000 โฌ in other areas, also a minimum 120 mยฒ; and 250.000 โฌ for industrial buildings converted into housing and for historic buildings restored into housing. Short-term rental of qualifying properties is explicitly prohibited.
newsletters.enterprisegreece.gov.gr - T1Decentralized Administration of Attica (official) โ Family members of permanent investors 2026-06-04
Family members who may be granted a residence permit alongside the permanent investor are the spouse or partner, minor children, and the ascendants of the spouses or partners (Article 20 paragraph B4 of Law 4251/2014). The family-member electronic fee is 150 โฌ per adult family member, with minors exempt, plus a 16 โฌ card fee. Family-member permits are processed by the Decentralized Administration through its Directorate for Aliens and Migration.
apdattikis.gov.gr