How to get Greek Golden Visa 2025
Ktimatoemporiki Real Estate - 2025-09-19
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How to get Greek Golden Visa 2025
The Greek Golden Visa Program—officially the Permanent Residence Permit for Investors (Article 20B, Law 4251/2014)—is one of Europe’s most attractive residency-by-investment schemes.
With a minimum real-estate investment starting at €250,000, it grants a five-year renewable permanent residence permit to non-EU nationals and their family members, together with full Schengen Zone travel freedom.
This guide provides everything an international investor needs to know—based on the latest requirements of the Ministry of Migration & Asylum—to secure a Greek Golden Visa in 2025.
Key Benefits of the Greek Golden Visa
• EU–Schengen mobility: Visa-free travel across all 27 Schengen countries.
• Five-year permanent residence permit, renewable as long as you maintain the qualifying investment.
• Family inclusion: Your spouse, children under 21, and dependent parents of either spouse are covered under the same application.
• Property ownership & income: Live in the property or rent it out for income.
• Business opportunities: While the permit does not grant a salaried work contract, you may establish and operate your own business in Greece.
• Pathway to long-term EU residency and citizenship: Continuous legal residence can lead to EU long-term resident status and, after seven years of physical residence and passing a Greek language and civics exam, eligibility for Greek citizenship.
Minimum Investment Requirements
To qualify for the Golden Visa you must invest in Greek real estate that meets these criteria:
• Minimum value:
– €250,000 in most regions,
– €400,000–€800,000 in prime urban or highly touristic areas (according to the most recent regional rules).
• Full ownership & possession: The property must be acquired exclusively in the investor’s name (not in shared ownership).
• Legality & size: The property must be legally built or have a valid building permit, with a minimum interior area of 120 m².
• Properties under renovation or reconstruction also qualify if the total investment meets the required threshold.
• Investments can include long-term leases (timeshare agreements) of tourist accommodation, provided the contract meets Greek National Tourism Organisation requirements.
Step-by-Step Application Process
1. Select and Secure Your Property
Identify the right property—residential or commercial—and sign a preliminary purchase agreement.
2. Transfer Funds and Register Title
Complete payment via legal banking channels and obtain a notarized purchase contract and title deed recorded in the Land Registry/Cadastre.
3. Prepare Required Documentation
Gather all documents (see next section), including:
• Certificate of Encumbrance from the Land Registry proving the property is free of liens.
• Health-insurance policy valid in Greece (private or public).
4. Apply for an Entry Visa (if required)
Third-country applicants need a Type D national visa to enter Greece and submit their application.
5. Submit Your Golden Visa Application
File the application online or through your legal representative at the Ministry of Migration & Asylum.
Pay the electronic residence permit fee (currently €2,000 per adult applicant), plus the biometric card issuance fee (€16).
6. Biometric Appointment
Provide four recent passport-type photos (also in digital JPEG2000 format) and fingerprints at the competent migration office.
7. Receive Your Residence Permit
The permit is typically issued within about two months of complete submission and remains valid for five years.
Renewal is unlimited, provided you still own the qualifying property or maintain the eligible investment.
Documents You Must Provide
• Final purchase contract proving full ownership and possession.
• Building permit or certificate of legality for the property.
• Certificate of Minimum Surface (minimum 120 m² for residential buildings).
• Proof of minimum investment payment (bank transfer receipts showing at least the required threshold).
• Certificate of Encumbrance from the Land Registry confirming the property is free of legal burdens.
• Valid passport and four recent biometric photographs (JPEG2000 digital file included).
• Type D entry visa (where applicable).
• Proof of payment of all taxes and administrative fees (including the €2,000 e-fee and €16 biometric card fee).
• Health-insurance certificate covering medical care in Greece.
Rights and Obligations of Golden Visa Holders
• Residence Rights: Five-year permanent residence, renewable while the investment is maintained.
• Schengen Travel: Visa-free movement across the entire Schengen Area.
• Family Reunification: Spouse, dependent children under 21 and dependent parents of both spouses are included.
• Employment: The permit does not grant the right to salaried employment in Greece.
• Business Ownership: You may establish or participate in Greek companies and receive dividends.
• Rental Income: The property can be rented to generate passive income.
Renewal Conditions
To renew your Golden Visa you must:
• Continue to own and possess the qualifying property or maintain the eligible investment.
• Provide updated health-insurance coverage.
• Pay the renewal fee and submit new biometric data when requested.
If you sell the property without simultaneously purchasing another qualifying property, the residence permit is revoked.
Typical Timeline and Costs
• Processing time: roughly two months from submission of a complete file.
• Minimum investment: €250,000–€800,000, depending on location.
• Additional costs:
– Property transfer tax: 3% of the purchase price.
– Notary and lawyer fees: typically 1–2% of the transaction value.
– Residence permit fees: €2,000 per adult applicant plus €16 biometric fee.
Why Greece Is a Strategic Choice
• EU member state with political and economic stability.
• Gateway location connecting Europe, Asia and Africa.
• Strong real estate market growth in Athens, Crete, Rhodes and other islands.
• Outstanding lifestyle: Mediterranean climate, world-class cuisine, and rich cultural heritage.
Path to Greek Citizenship
The Golden Visa provides permanent residence, not automatic citizenship.
However, after seven years of continuous residence in Greece and successful completion of the Greek language and civics examination, investors may apply for naturalisation and Greek citizenship.
Frequently Asked Questions
How long does it take to obtain the Greek Golden Visa?
About two months after submitting a complete application.
Can I include my family?
Yes—your spouse, children under 21, and dependent parents of both spouses.
Can I work in Greece with a Golden Visa?
You cannot take salaried employment, but you may own or run a business.
Can I sell the property?
Yes, but you must maintain a qualifying investment; otherwise your residence permit will be cancelled.
Does the permit lead to citizenship?
Not automatically. After seven years of residence and passing the required exams you can apply for Greek citizenship.
Key Takeaway
The Greek Golden Visa 2025 remains Europe’s most cost-effective and reliable residency-by-investment program.
With low entry thresholds, fast processing, and full Schengen mobility, it offers both secure property investment and a clear pathway to EU permanent residency and, eventually, citizenship.
For personalised guidance and access to vetted Golden Visa properties, contact Ktimatoemporiki – Greece’s Premier Luxury Asset Brokerag
The Greek Golden Visa Program—officially the Permanent Residence Permit for Investors (Article 20B, Law 4251/2014)—is one of Europe’s most attractive residency-by-investment schemes.
With a minimum real-estate investment starting at €250,000, it grants a five-year renewable permanent residence permit to non-EU nationals and their family members, together with full Schengen Zone travel freedom.
This guide provides everything an international investor needs to know—based on the latest requirements of the Ministry of Migration & Asylum—to secure a Greek Golden Visa in 2025.
Key Benefits of the Greek Golden Visa
• EU–Schengen mobility: Visa-free travel across all 27 Schengen countries.
• Five-year permanent residence permit, renewable as long as you maintain the qualifying investment.
• Family inclusion: Your spouse, children under 21, and dependent parents of either spouse are covered under the same application.
• Property ownership & income: Live in the property or rent it out for income.
• Business opportunities: While the permit does not grant a salaried work contract, you may establish and operate your own business in Greece.
• Pathway to long-term EU residency and citizenship: Continuous legal residence can lead to EU long-term resident status and, after seven years of physical residence and passing a Greek language and civics exam, eligibility for Greek citizenship.
Minimum Investment Requirements
To qualify for the Golden Visa you must invest in Greek real estate that meets these criteria:
• Minimum value:
– €250,000 in most regions,
– €400,000–€800,000 in prime urban or highly touristic areas (according to the most recent regional rules).
• Full ownership & possession: The property must be acquired exclusively in the investor’s name (not in shared ownership).
• Legality & size: The property must be legally built or have a valid building permit, with a minimum interior area of 120 m².
• Properties under renovation or reconstruction also qualify if the total investment meets the required threshold.
• Investments can include long-term leases (timeshare agreements) of tourist accommodation, provided the contract meets Greek National Tourism Organisation requirements.
Step-by-Step Application Process
1. Select and Secure Your Property
Identify the right property—residential or commercial—and sign a preliminary purchase agreement.
2. Transfer Funds and Register Title
Complete payment via legal banking channels and obtain a notarized purchase contract and title deed recorded in the Land Registry/Cadastre.
3. Prepare Required Documentation
Gather all documents (see next section), including:
• Certificate of Encumbrance from the Land Registry proving the property is free of liens.
• Health-insurance policy valid in Greece (private or public).
4. Apply for an Entry Visa (if required)
Third-country applicants need a Type D national visa to enter Greece and submit their application.
5. Submit Your Golden Visa Application
File the application online or through your legal representative at the Ministry of Migration & Asylum.
Pay the electronic residence permit fee (currently €2,000 per adult applicant), plus the biometric card issuance fee (€16).
6. Biometric Appointment
Provide four recent passport-type photos (also in digital JPEG2000 format) and fingerprints at the competent migration office.
7. Receive Your Residence Permit
The permit is typically issued within about two months of complete submission and remains valid for five years.
Renewal is unlimited, provided you still own the qualifying property or maintain the eligible investment.
Documents You Must Provide
• Final purchase contract proving full ownership and possession.
• Building permit or certificate of legality for the property.
• Certificate of Minimum Surface (minimum 120 m² for residential buildings).
• Proof of minimum investment payment (bank transfer receipts showing at least the required threshold).
• Certificate of Encumbrance from the Land Registry confirming the property is free of legal burdens.
• Valid passport and four recent biometric photographs (JPEG2000 digital file included).
• Type D entry visa (where applicable).
• Proof of payment of all taxes and administrative fees (including the €2,000 e-fee and €16 biometric card fee).
• Health-insurance certificate covering medical care in Greece.
Rights and Obligations of Golden Visa Holders
• Residence Rights: Five-year permanent residence, renewable while the investment is maintained.
• Schengen Travel: Visa-free movement across the entire Schengen Area.
• Family Reunification: Spouse, dependent children under 21 and dependent parents of both spouses are included.
• Employment: The permit does not grant the right to salaried employment in Greece.
• Business Ownership: You may establish or participate in Greek companies and receive dividends.
• Rental Income: The property can be rented to generate passive income.
Renewal Conditions
To renew your Golden Visa you must:
• Continue to own and possess the qualifying property or maintain the eligible investment.
• Provide updated health-insurance coverage.
• Pay the renewal fee and submit new biometric data when requested.
If you sell the property without simultaneously purchasing another qualifying property, the residence permit is revoked.
Typical Timeline and Costs
• Processing time: roughly two months from submission of a complete file.
• Minimum investment: €250,000–€800,000, depending on location.
• Additional costs:
– Property transfer tax: 3% of the purchase price.
– Notary and lawyer fees: typically 1–2% of the transaction value.
– Residence permit fees: €2,000 per adult applicant plus €16 biometric fee.
Why Greece Is a Strategic Choice
• EU member state with political and economic stability.
• Gateway location connecting Europe, Asia and Africa.
• Strong real estate market growth in Athens, Crete, Rhodes and other islands.
• Outstanding lifestyle: Mediterranean climate, world-class cuisine, and rich cultural heritage.
Path to Greek Citizenship
The Golden Visa provides permanent residence, not automatic citizenship.
However, after seven years of continuous residence in Greece and successful completion of the Greek language and civics examination, investors may apply for naturalisation and Greek citizenship.
Frequently Asked Questions
How long does it take to obtain the Greek Golden Visa?
About two months after submitting a complete application.
Can I include my family?
Yes—your spouse, children under 21, and dependent parents of both spouses.
Can I work in Greece with a Golden Visa?
You cannot take salaried employment, but you may own or run a business.
Can I sell the property?
Yes, but you must maintain a qualifying investment; otherwise your residence permit will be cancelled.
Does the permit lead to citizenship?
Not automatically. After seven years of residence and passing the required exams you can apply for Greek citizenship.
Key Takeaway
The Greek Golden Visa 2025 remains Europe’s most cost-effective and reliable residency-by-investment program.
With low entry thresholds, fast processing, and full Schengen mobility, it offers both secure property investment and a clear pathway to EU permanent residency and, eventually, citizenship.
For personalised guidance and access to vetted Golden Visa properties, contact Ktimatoemporiki – Greece’s Premier Luxury Asset Brokerag
