Where are the Greek Golden Visa Real Estate Investments Located?
Athens is one of the most favoured areas for investment for the golden visa in Greece. However, since the minimum investment threshold increased to $800,000 in Athens and 35 other municipalities, the lower cost projects are now more limited in this region. La Vida offer a variety of projects which qualify under the reduced €250,000 category due to the conversion of commercial to residential use. These options do get snapped up very quickly, due to lower supply and high demand. We also have a variety of Greek real estate options in other popular locations such as Crete, Lefkada, Corfu & Thessaloniki.
How do I obtain citizenship in Greece through investment?
It is not possible to obtain citizenship through investment in Greece without a period of residency. Investment in real estate can obtain a golden visa, a permanent residency permit, and the right to live full time in Greece. Following seven years of residency, Greek citizenship can be applied for, providing the applicant can speak fluent Greek. Note that Greek is considered one of the world’s hardest languages to learn and for many this factor will stop them applying for Greek Citizenship. If your end goal is to secure citizenship in Europe, then you may wish to consider another programme.
How long does the Greek Golden Visa residency permit last?
The Greek permanent residency permit is issued for a period of five years. Beyond that, you can extend for a further five years, provided you retain your investment and meet the criteria.
How long does it take to get the Greece Golden Visa approved?
The timeline can vary depending on how busy immigration authorities are. Due to the high influx of applications over 2023 and 2024, the process is taking longer than it once did. The process used to typically takes 3–6 months from application submission to approval. In 2025, the process can take approximately 12 months, provided all documents are correctly filed and the investment is completed.
Who can apply for a Greece Golden Visa?
Anyone can apply for Greece’s Golden Visa Programme. La Vida has handled applications from over 150 countries worldwide. As with any programme, certain nationalities, such as Iranians and Russians, face banking sanctions so will be prohibited from transferring their funds to a Greek bank. La Vida can advise on a case-by-case basis.
Please see below for more frequently asked questions regarding the Golden Visa programme in Greece. However, it is impossible to cover everything in depth here. Please contact our advisors for further details.
How does the Greek Golden Visa compare to Portugal Golden Visa?
La Vida has more than 10 years’ experience dealing with both the Greece and Portuguese golden visa programmes. The main difference between these programmes is that Portugal offers a more flexible path to citizenship. Greece’s Permanent Residency programme is better suited to those who specifically want real estate in Greece, with the added advantage of a residency permit. If your end goal is citizenship in the EU, then Greece may not be the most suitable option as you must reside full time for seven year and speak fluent Greek.
Do you pay tax in Greece if holding a Golden Visa?
Non-residents in Greece will pay tax on their income derived in Greece but not on income from outside of the country. Income tax starts at a rate of 22%. Rental income from property in Greece is taxed at rates, from 11% to 33%. Certain expenses are deductible from the gross income. Capital gains tax (CGT) is charged at 15% on property sales.
Can I apply for a Golden Visa in Greece with a mortgage?
Yes, however you must have invested a minimum of €250,000 equity in the property. So, for example, a purchase of €750,000 with a €500,000 mortgage will qualify for the golden visa application.
Are there disadvantages to the Golden Visa in Greece?
The key disadvantage is the inability to apply for Greek citizenship without a period of residency in Greek and the ability to speak fluent Greek. Our clients are not usually looking to relocate countries and that is one of the key reasons why Portugal remains more popular than Greece for Golden Visa investors.
How long can you stay in Greece with the Golden Visa?
You are allowed to live full time in Greece if you wish. But there is also no minimum stay requirement for the Permanent Residency permit.
Is the Greek Golden Visa investment worth it?
With Greece, a €250,000 investment in real estate it is one of the cheapest golden visa programmes available for European residency.
Can I get permanent residency in Greece by buying property?
Yes. This is exactly what the golden visa program in Greece offers. If you invest a minimum €250,000 in real estate, a villa or apartment then you can apply for a permanent residence visa lasting five years and renewable if you retain the property investment. Note, in 2024 this has risen to €800,000 for certain areas, including Athens. La Vida offer a variety of real estate projects which qualify under the reduced €250,000 investment category due to the conversion of commercial to residential use.
What are the Greek Residency By Investment Requirements?
Applicants must invest in eligible real estate and have sufficient funds and their own healthcare cover. They must also have no previous Schengen visa refusals and be a non-EU resident.
What is the Greek Golden Passport?
“Golden Passport” is an informal term. While Greece doesn’t have a direct citizenship by investment program, residency by investment can potentially lead to citizenship through naturalization. In Greece you would need to reside for at least 183 days p.a for seven years to be able to apply for citizenship, this would make you a tax resident in Greece. You would also need to sit a Greek language test to naturalise for citizenship.
Does the Greece Golden Visa give me a Greek residence permit?
Yes. The program grants a 5-year renewable permanent residence permit for the investor and eligible family members.
Does Greece offer a retirement visa – and how does it compare to the Golden Visa?
Yes, Greece has a retirement visa for non-EU individuals with steady passive income. However, unlike the Golden Visa, the retirement route doesn’t offer investment opportunities or a path to long-term EU residency through property ownership. For retirees seeking residency plus real estate investment and family inclusion, the Greece Golden Visa is often a more flexible and secure solution.
Is the Greece Digital Nomad Visa a better option than the Golden Visa?
Greece does offer a Digital Nomad Visa for remote workers, but it’s temporary and doesn’t lead to permanent residency or citizenship. If you’re looking for long-term EU residency, property investment benefits, and family coverage, the Greece Golden Visa is a stronger, more future-proof path.
What are the new rules for the Greece Golden Visa?
As of late 2024, Greece implemented significant changes to its Golden Visa program:
Increased Investment Thresholds: The minimum real estate investment has been raised to €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100. In other regions, the minimum investment is now €400,000.
There is also a reduced investment category whereby investors can purchase property for €250,000, providing the real estate is being converted from a commercial unit into a residential property. La Vida offer a selection of projects which have already secured the licensing under these terms.
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Athens, Greece 
