While other European programmes closed, Greece kept its golden visa and simply reorganised the map: 800,000 euros in the trophy locations, 400,000 euros across most of the country, and a clever 250,000 euro tier for restorations and conversions. No minimum stay, the whole family included, and the Aegean at your door. Here is the current picture, tier by tier.
For commercial conversions and heritage restorations, the sharpest entry price in Europe.
The standard tier across the mainland, Crete and the quieter islands.
No presence requirement at all: renewal turns only on keeping the property.
Greece offers what no spreadsheet captures: the light of the Aegean, five thousand years of history and a coastline of six thousand islands, wrapped inside EU membership and the Schengen Area. Athens has quietly become a technology and tourism powerhouse, and the property market still prices well below Western European capitals.
Day to day costs in Greece remain among the friendliest in the Eurozone, and the country operates targeted tax incentives for new residents, including a flat tax regime for high net worth individuals who shift their tax residence and invest locally. Private healthcare in Athens and Thessaloniki is strong, and international schools serve both cities. We arrange specialist Greek tax advice as part of every engagement.
Greece suits investors who want tangible property with their residence status, families building a holiday base that doubles as a Plan B, and anyone drawn to the lowest entry price among major EU golden visas. With no minimum stay, the visa fits lives lived elsewhere just as well as lives lived on the islands.
From tier selection to notary completion, our specialists manage the entire Greek golden visa journey, with property sourcing partners in Athens, Crete and the islands. One conversation confirms the tier and locations that fit your budget.
The Greek golden visa grants a five year residence permit, renewable indefinitely while the investment is held, with visa free Schengen travel and no minimum stay requirement at all. Spouses, children and the parents of both spouses can be included. The permit allows you to live in Greece year round if you wish, though employment as an employee remains restricted; business ownership is permitted.
Since the recent reform, the qualifying property thresholds run in three tiers. 800,000 euros applies in Attica including Athens, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. 400,000 euros applies across the rest of the country. A 250,000 euro tier survives for two special cases: converting commercial buildings to residential use and restoring listed heritage properties. Standard tier purchases must generally be a single property of at least 120 square metres.
The sequence runs: obtain a Greek tax number, complete the property purchase through a Greek notary with funds routed as the law requires, then lodge the residence application with biometrics. Approvals typically follow within months, and the five year card renews as long as you still own the property. We coordinate lawyers, notaries and translators so the file moves as one.
Entry: 250,000 euros for conversions and restorations, 400,000 euros for most of Greece, 800,000 euros for the marquee locations. Stay requirement: none. Family: three generations on one investment. Renewal: every five years while the property is held. Short term letting of golden visa properties faces restrictions, so the rental strategy needs planning before you buy, not after.
The 400,000 euro tier is the value play: mainland coastal towns, Crete and the quieter Cyclades deliver more property and better yields than the 800,000 euro zones. The 250,000 euro conversion tier rewards investors willing to renovate, effectively restoring the old entry price for those who know where to look. And because thresholds have risen before, contract timing matters: we watch the legislative calendar so our clients sign on the right side of every change.
The Greek programme is built on property, and the map decides the price. We source qualifying homes across every tier, screened for title, developer strength and honest yields, from Athens penthouses to island villas.
The 800,000 euro tier buys the capital: the Riviera, Kolonaki and the strongest rental demand in the country beneath the Acropolis.
Assess MeChania and the wider island deliver full villas at the 400,000 euro threshold, with year round life rather than a seasonal resort.
Am I Eligible?From Mykonos at the premium tier to quieter Cyclades at 400,000 euros, we match the island to the budget and the exit plan.
Contact UsGreek thresholds have moved before and can move again. We watch the legislative calendar and sequence contracts so clients sign on the right side of every change.
Greece does not sell passports. Citizenship comes by naturalisation after seven years of genuine residence in the country, with Greek language and civic knowledge examinations. Golden visa years count only when you actually live in Greece, which is the honest trade at the heart of the programme.
Applicants show seven years of lawful residence with real ties: tax filings, time on the ground and integration into Greek life, then pass the citizenship examination covering language, history and institutions. Children raised and schooled in Greece have their own favourable routes, which can make family sequencing valuable.
If you want the base, the travel and the property, the golden visa alone is enough and demands nothing of your calendar. If an EU passport is the long game, plan to make Greece your genuine home for the qualifying years. Our assessment maps both versions of the plan before you commit a euro.
Certified passports for all applicants, plus birth and marriage certificates, apostilled and translated into Greek, covering spouses, children and included parents.
An AFM tax number for each adult and a Greek bank account for the purchase funds: the administrative spine of the transaction, arranged early so completion never waits on it.
The notarial purchase contract, land registry certificates and proof that funds moved through the banking channels the law prescribes, at or above the tier threshold for the location.
Bank statements, sale contracts and income evidence tracing the purchase money to its origin, prepared to the standard Greek banks and the migration authority expect.
Private health cover valid in Greece for every applicant and criminal record certificates where required, sequenced early for slow issuing countries.
Prefer a conversation before anything formal? Our consultants answer Greece questions with complete candour, from the conversion tier to short term letting rules.
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250,000 euros for commercial to residential conversions and heritage restorations, 400,000 euros across most of Greece, and 800,000 euros in Attica, Thessaloniki, Mykonos, Santorini and larger islands.
No. The golden visa has no minimum stay requirement. Renewal depends only on keeping the qualifying property.
Your spouse, children under 21, and the parents of both spouses: three generations on a single qualifying investment.
Long term rental is permitted. Short term platform letting of golden visa properties is restricted, so the yield strategy should be settled before you purchase. We advise on compliant structures.
Most files complete within a few months of the property purchase: the blue ribbon receipt arrives quickly and the five year card follows biometrics.
Only through genuine residence: seven years of actually living in Greece plus language and civic examinations. The visa keeps the door open; living there walks you through it.
Employment as an employee is not permitted, but you may own and manage a Greek company and receive its dividends.
It applies to standard 400,000 and 800,000 euro tier purchases as a general rule. The 250,000 euro conversion and restoration tier follows its own conditions. We confirm the position for any specific property before you offer.
Book an assessment and our team will assess your options.
Receive tailored advice and a clear migration strategy built entirely around you.
Let us manage your application from lodgement to decision, or choose to be guided.
Tell us your budget and the life you picture, and our specialists will match you to the right tier, the right locations and a complete plan from contract to residence card.