Greece Golden Visa: Real-Estate Access to the Mediterranean
Greece grants long-term residence to non-EU nationals who buy qualifying real estate, with thresholds that vary by zone: €800,000 in central Athens and the high-demand islands, €400,000 in most mainland regions, and a €250,000 route for commercial-to-residential conversions in Zone C. The permit is renewable indefinitely and there is no minimum physical-presence requirement, which makes it one of the most flexible long-term residence options in the EU.
Investment Tiers
| Zone | Min. Investment | Where | Typical Profile |
|---|---|---|---|
| Zone A | €800,000 | Athens centre, Mykonos, Santorini | High-net-worth, prime resale market |
| Zone B | €400,000 | Most mainland regions | Mid-market families, balanced yield |
| Zone C (Renovation) | €250,000 | Commercial-to-residential conversions | Most accessible entry point |
Who Greece Fits
- Non-EU families seeking Schengen mobility without committing to physical residence in Europe.
- Investors with Mediterranean lifestyle preference (climate, cuisine, established expat communities).
- Buyers of secondary homes who can park €250K–€800K in real estate while gaining residence rights.
- Long-term planners who treat residence as a 10–20 year asset rather than a citizenship shortcut.
Frequently Asked Questions
What is the Greece Golden Visa minimum investment? ▾
Greece operates a tiered system. The standard floor is €400,000 for most mainland zones, €800,000 for Athens central districts and high-demand islands, and €250,000 for commercial-to-residential conversions in Zone C. The €250,000 route is currently the most accessible for non-US/EU investors.
Is there a stay requirement? ▾
No. Greece does not require physical presence to maintain or renew the residence permit, which makes it attractive for investors who plan to keep their primary base outside the EU. To later apply for citizenship you would need to demonstrate substantial physical residence and Greek language knowledge.
Can the property be rented out? ▾
Yes for the standard €400K and €800K routes. Short-term rentals are now restricted in some Athens districts; we always check current local regulation before recommending a target property. The €250K renovation route requires the converted unit to be retained for residential use after conversion.
How long does the process take? ▾
Property identification, due diligence and signing typically take 6–10 weeks. After deed registration and biometric appointment the residence card is normally issued within 3–5 months. Family members are typically processed in parallel.
Who is included as family? ▾
Spouse, dependent children up to age 21, and dependent parents of either spouse. Greece has historically been one of the more inclusive programs on family scope.
Does this lead to citizenship? ▾
Greek citizenship requires seven years of legal residence, Greek language certification (B1), and substantial physical residence — Golden Visa investors who never live in Greece typically do not qualify for citizenship even after 20+ years of permit holding. The Golden Visa is best understood as a long-term residence and Schengen mobility tool, not a citizenship product.
Free eligibility check
Tell us your budget, family composition, and whether you intend to live in Greece — we'll map the realistic zone and whether Greece beats Portugal or Hungary for your case.