Golden Visa Greece

Investment in Real Estate

Current Investment Thresholds (2026):

The Hellenic Republic is now divided into three distinct investment zones based on geographic location and property type:

Caution

• Categorical Rental Ban: Properties acquired under any of the above tiers for a Golden Visa are strictly prohibited from being used for short-term rentals (e.g., Airbnb)
• Corporate Use: Properties converted to residential use (€250k tier) cannot be used as a registered company seat or business substitute
• Sanctions: Failure to comply with these restrictions can lead to a €50,000 fine and the permanent revocation of your residence permit.

The 2026 Real Estate Investment Process

Navigating Law 5100/2024 and the latest Ministerial Circular (21/04/2026) requires a precise, five-stage legal journey.

1. Legal Audit & Strategic Selection

Before any funds are transferred, our firm performs an exhaustive “Integrated Due Diligence” on the property.

• Title Search: We perform a comprehensive verification of ownership at the competent Land Registry or Cadastral Office.
• We verify that the property satisfies the specific legal requirements of its category, such as the 120 sq.m. principal space minimum for standard tiers (€400,000 / €800,000) or the completion of change of use for the €250,000 specialized category.
• Threshold Verification: We ensure the property is situated within the correct geographic zone or qualifies for the reduced special investment threshold based on its legal status

2. Remote Onboarding (Power of Attorney)

You can initiate your investment from your country of residence without immediate travel to Greece.

• Global Execution: We facilitate the signing of a Power of Attorney (POA) either at the competent Greek Consulate or before a local Notary in your home country, provided the document is duly certified with the Hague Apostille.
• Fiscal Setup: This legal authorization allows us to act as your tax representative, obtain your Greek Tax ID (AFM), and manage all necessary legal actions on your behalf.

3. Execution of the Purchase

• Contract Preparation: We coordinate directly with the Notary to prepare the purchase contract, ensuring it includes all mandatory legal declarations and certified payment methods required by Law 5100/2024.
• Contract Signing: We execute the purchase deed on your behalf, verifying that the investment adheres to the “single property” rule and the relevant 120 sq.m. minimum area requirements where applicable.
• Deed Registration: We manage the registration of the contract at the competent Land Registry or Cadastral Office.
• Procedural Certification: Following Circular No. 1 (2026), we obtain the specific notarial certification of the registration submission, which allows us to proceed with your residency application immediately without waiting for the formal completion of the registration process.

4. Digital Residency Application

In 2026, all applications are processed through the centralized Digital Residency Portal.

• Submission: We upload your files digitally.
• The “Blue Paper”: Upon submission, you receive an immediate temporary permit (valid for 1 year), allowing you to reside in Greece while your 5-year card is processed.

5. Biometrics: The Only Mandatory Visit

The law requires a single, in-person visit to Greece for biometric data collection (fingerprints and photos).

• Scheduling: We schedule your appointment at the competent Migration Office or a specialized Biometric Data Collection Centre.
• The Card: Once biometrics are captured,

Investments in Financial Products (Article 99)

For investors who prefer liquidity and a hands-off approach, Greece offers the Golden Visa through the acquisition of financial assets. This route is often faster and does not require property maintenance or compliance with zoning restrictions.

The Time Deposit Option (€500,000)

The most popular “bank product” route involves a fixed-term deposit in a Greek credit institution.

• Minimum Investment: €500,000.
• Duration: Minimum of one year with a standing renewal order.
• Joint Ownership: The deposit can be held jointly with a spouse, partner, or blood relatives up to the second degree.
• Location Independent: Unlike real estate, this threshold is the same whether you are in Athens, Thessaloniki, or the islands.

Other Financial Alternatives

Under the 2026 framework (Law 5038/2023), you may also qualify through:

• Greek Government Bonds: €500,000 minimum, with a remaining maturity of at least 3 years.
• Mutual Funds / REICs: €350,000 minimum investment in shares of Greek Real Estate Investment Companies or specialized mutual funds.
• Capital Contribution: €500,000 investment into a company headquartered or registered in Greece.

Startup Investment Route (€250,000)

• Threshold: A capital contribution of at least €250,000 into a startup registered in the National Register of Start-ups (Elevate Greece).
• Requirements: The investor must not hold more than 33% of the capital or voting rights, and the enterprise must create at least two new jobs within the first year.

2026 Legal & Procedural Requirements

To ensure a seamless transition from capital transfer to residency, our firm manages the entire ten-stage certification and application cycle:

• POA & Onboarding: We draft and coordinate the signing of the Power of Attorney (signed at your local Greek Consulate or with an Apostille).
• KYC Management: We collect and verify all necessary Know Your Customer (KYC) documents required by the Greek banking system.
• Account Opening: We open your Greek bank account remotely on your behalf via the Power of Attorney.
• Capital Transfer: You transfer the investment funds from your foreign account directly into your newly opened Greek bank account.
• Bank Coordination: We liaise with the bank to secure the official “Proof of Time Deposit” certificate.
• Ministry Submission: We submit the bank certificate and supporting file to the Ministry of Investment (Development) for formal certification.
• Certification Gathering: We obtain the final “Certificate of Investment” from the Ministry, which is the mandatory prerequisite for your visa.
• Residency Application: We submit your Golden Visa application to the Ministry of Migration to secure your “Blue Paper” immediately.
• Biometric Coordination: We schedule and coordinate your visit to Greece for the collection of fingerprints.
• Card Collection: We collect your 5-year Digital Golden Visa card and deliver it to you.

One Investment, Three Generations

The Greek Golden Visa is a “Family Legacy” program. A single qualifying investment (Real Estate, Bank Deposit, or Startup) grants permanent residency to the entire family without requiring any additional financial contribution.

Who is Eligible for Residency?

Under the 2026 legal framework, your application can include:

• The Main Investor & Spouse: Including civil partners with a signed cohabitation agreement in Greece.
• Children under 21: All unmarried children of the investor and/or the spouse are eligible.
• Extension to 24: Upon reaching the age of 21, children are entitled to a three-year extension of their permit until the age of 24.
• The Parents (Ascendants): Uniquely, the Greek program includes the parents of both the main investor and the spouse.
• No Dependency Rule: Unlike other EU programs, there is no requirement to prove that parents are financially dependent on the investor.

Rights and Benefits for the Family

• Freedom of Movement: All family members receive their own 5-year residency cards, allowing them to travel visa-free throughout the 29 countries of the Schengen Area.
• No Stay Requirement: There is zero mandatory physical stay required in Greece for any family member to maintain or renew their residency.
• Access to Services: Family members have full access to the Greek public education system and healthcare services.
• Path to Citizenship: After 7 years of legal residence (and meeting the physical stay and language requirements), family members may apply for Greek (EU) citizenship.

Our Integrated Family Experience

We treat your family’s security as a single, unified project. Our firm manages the legal certification of all foreign birth and marriage certificates (Apostille/Translations) to ensure the entire “Three Generation” file is processed and approved simultaneously.