Golden Visa · Greek Residency Through Property
Golden Visa Properties in Greece
Browse 5,884 Greek properties eligible for the Golden Visa — villas, apartments and estates starting from €400,000 (or €800,000 in Attica, Thessaloniki, Mykonos and Santorini). Every listing verified for eligibility. EU residency for the whole family, renewable indefinitely, without physical-presence requirements.
Golden Visa villas & houses Golden Visa apartments Luxury GV estates
Athens (€800K tier) Crete (€400K tier) Mykonos Santorini
Full Golden Visa guide & FAQ →
How the Greek Golden Visa works — quick guide
The Greek Golden Visa is one of Europe's most accessible residency-by-investment programmes. Non-EU buyers who purchase qualifying real estate above the minimum threshold receive a renewable 5-year residency permit covering themselves, spouse, children under 21 (24 if studying) and dependent parents from both sides. There is no physical-presence requirement: visit Greece once every 5 years to renew, live wherever you choose in between.
The two investment tiers
€800,000 — required in Attica (including Athens metropolitan area and Piraeus), Thessaloniki, Mykonos and Santorini. These are the "high-demand" designated areas.
€400,000 — required everywhere else: Crete (all four regional units), the Peloponnese, Corfu and the Ionian islands, Paros, Naxos, Rhodes, Halkidiki, and the rest of mainland Greece. This is why Crete has become the most popular Golden Visa destination: €400K buys a genuinely luxury villa in Chania or Elounda that would cost €800K+ in Attica.
Combining properties
You can meet the threshold with a single property or combine multiple properties whose aggregate value reaches the minimum. Popular buyer strategies: one primary residence plus one rental-yield apartment; two €200K–€300K village houses to reach €400K; or a €400K holiday villa plus a smaller €200K city apartment.
Timeline & process
Typical end-to-end timeline is 4–8 weeks from letter of intent to residency permit issuance. Purchase completion 4–6 weeks (Greek tax number → bank account → legal due-diligence → notary transfer). Residency application 2–4 weeks after purchase. Ktimatoemporiki coordinates the full process through our in-house legal partners.
Post-2024 reforms in detail
Greece raised the Golden Visa investment threshold in September 2024 — the previous €250,000 minimum was replaced with the current two-tier structure (€800K high-demand vs €400K elsewhere). Key nuances: (1) transitional protection for pre-reform contracts signed before Aug 31 2024; (2) minimum property size 120 m² in the €800K zone; (3) building-permit-in-hand requirement for combined land + build strategies; (4) short-let rental permitted only for properties acquired above the residential thresholds, not commercial-converted. Our advisory desk maintains current-year rulebooks per zone.
Application timeline & documentation
The Greek residency application (Type D2 permit) requires: (1) purchase-completion documents notarised; (2) proof-of-funds (bank statements, wire-transfer evidence); (3) health insurance policy (Greek or portable EU); (4) criminal-record check from country of residence (apostilled). Timeline from notary completion to permit issuance is typically 2–4 weeks in Athens/Thessaloniki, 3–6 weeks in regional offices. Renewal every 5 years, with no minimum-stay requirement in between.
Common buyer strategies
Four dominant structures in 2026: (1) Single-asset primary residence — a €400K–€600K villa in Crete or €800K–€1.2M penthouse in Athens for lifestyle-plus-residency; (2) Rental yield portfolio — two or three €200K–€400K apartments in Chania Old Town or Athens Kolonaki aggregating to threshold; (3) Villa-plus-investment split — one holiday villa + one Athens rental unit combining lifestyle and yield; (4) Build-to-let — buildable plot + construction package delivering a brand-new asset at 15–25% discount to comparable finished stock.
Explore by area & threshold
Areas by Golden Visa investment tier — €800K high-demand vs €400K everywhere else.
Riviera penthouses, city centre apartments
View Athens →Northern capital & coastal Halkidiki reach
View Thessaloniki →Ultra-prime seafront villas
View Mykonos →Caldera and cliff residences
View Santorini →Chania, Rethymnon, Elounda — most accessible
View Crete →Ionian luxury villas
View Corfu →Growing Cycladic market
View Paros →Porto Heli, Mani, Nafplio
View Peloponnese →Golden Visa Properties — FAQ
How much do I need to invest for the Greek Golden Visa?
€400,000 in most areas, or €800,000 in the "high-demand" tier: Attica (Athens metropolitan + Piraeus), Thessaloniki, Mykonos and Santorini. Crete, the Peloponnese, Corfu, Paros and most of Greece fall under €400,000 — this is why Crete has become the most popular GV destination.
Which Greek properties qualify?
Any legally-titled residential real estate (villa, apartment, house or land with buildable permit) meeting the threshold qualifies. Commercial-only properties do not. Our advisory desk confirms eligibility per listing before you commit.
Can I combine multiple properties?
Yes. Aggregate value meeting the threshold works. Popular: one primary residence + one rental-yield apartment; two €200K–€300K village houses to reach €400K; or a holiday villa + city apartment.
How long does the process take?
4–8 weeks end-to-end. Purchase: 4–6 weeks (tax number → bank → due-diligence → notary). Residency application: 2–4 weeks after purchase. Ktimatoemporiki coordinates through in-house legal partners.
Do family members get residency too?
Yes. Covers main applicant, spouse, children under 21 (24 if studying), and dependent parents from both sides. One of Europe's most family-friendly GV jurisdictions.
Can I rent out the property?
Yes. Short-term Airbnb or long-term rentals allowed. Rental income taxed under standard Greek property rules. Our property-management desk operates GV property portfolios — full turnkey including EOT/STR licensing.
Is there a residency-time requirement?
No. Unlike Portuguese or Spanish Golden Visa programmes, Greek Golden Visa has no minimum-stay requirement. Visit Greece once every 5 years to renew the permit. The residency covers full Schengen travel rights.
Can I sell my Golden Visa property after receiving residency?
Yes, but the residency permit is contingent on the qualifying investment. Selling before the first renewal (5-year mark) triggers permit revocation unless replaced immediately by another qualifying property purchase. Post-renewal (after 5 years), buyers can restructure holdings more flexibly.
Do I need to physically live in Greece to keep the Golden Visa?
No. Greece has no minimum-stay requirement — unlike Spanish or Portuguese Golden Visa programmes. Visit once every 5 years to renew and the permit remains valid indefinitely. This makes Greece one of the most flexible EU residency-by-investment jurisdictions.
Can Golden Visa lead to Greek citizenship?
Yes, but not automatically. After 7 years of legal residence (including Golden Visa years), applicants may apply for naturalisation. Requirements include Greek language test (B1 level), integration interview, and clean record. Most Golden Visa buyers do not pursue citizenship but treat the permit as EU-mobility infrastructure.