There are cities you visit and leave behind without a second thought. And then there is Athens, a city that stays with you long after you’ve already returned home. The coffee in Monastiraki with the Acropolis in the background. The walk along Dionysiou Areopagitou on a warm May evening. The view from Lycabettus Hill that leaves you literally speechless. The seafood in Piraeus that you never forget, no matter how many times you try to recreate it at home. At some point during your trip — perhaps over a second glass of wine, perhaps at sunset from a rooftop in Koukaki — you thought something you don’t easily admit to yourself: “Why should I leave?”
You are not alone. Every year, thousands of visitors from Turkey, Egypt, Serbia, the Gulf states and many other countries fall in love with Athens and wonder whether they could make this city their second — or even their first — home. The answer is yes. And the solution has a very specific name: Golden Visa Greece.
In this complete guide you will find everything you need to know: what the program is, how much it costs, what you gain, who can apply and how to start the process — step by step.
What is the Golden Visa Greece and why does it concern you
If the word “visa” makes you think of bureaucracy, endless queues at consulates and paperwork that never seems to end, forget all of that. The Golden Visa Greece is different — and that is precisely why it has become one of the most popular residency programs in Europe.
The program was launched in 2013 by the Greek government with a clear objective: to give non-EU citizens the opportunity to obtain legal residency in Greece through real estate investment. The logic is simple and straightforward: you purchase a property in Greece — a house, an apartment, a villa — and you acquire the legal right to live here. Together with your entire family.
What sets the Golden Visa Greece apart from similar programs in Portugal, Spain or Italy is not only the entry cost — although that certainly plays a role. It is the simplicity of the process, the speed of issuance and the absence of any minimum stay requirement. You do not need to leave your life behind to obtain residency in Greece. You simply make an investment — and Greece opens its doors.
In 2026, the program remains fully active. Despite the changes made to investment thresholds in recent years, the Golden Visa Greece continues to attract thousands of investors annually — and for very good reason.
How much does it cost — The three investment tiers
Since 2024, the Golden Visa Greece operates on a three-tier investment structure that depends exclusively on the area in which you choose to purchase your property. Understanding this structure is the first and most important step before beginning any process.
€800,000 — Athens, Thessaloniki, Mykonos, Santorini and Large Islands
If your dream is an apartment in the heart of Athens, a penthouse in Kolonaki or a villa in Mykonos, this is the tier for you. The minimum investment threshold is €800,000 and applies to the entire Attica Region — including Athens, Piraeus and the suburbs — Thessaloniki, Mykonos, Santorini and all islands with a population exceeding 3,100 residents. A single property of at least 120 square metres is required — combining smaller properties to reach the threshold is not permitted.
If you love Athens and want to be at the very heart of the city, this is your choice. And it is a choice that pays off: properties in Athens have seen significant appreciation in recent years, while rental yields remain among the highest in Europe.
€400,000 — The Rest of Greece
For those looking for something outside the major urban centres — a house in Crete, a villa in Rhodes, a countryside retreat in the Peloponnese or an apartment on one of the quieter, smaller islands — the €400,000 tier is the entry point. The requirement for a single property of at least 120 square metres also applies here.
This tier offers exceptional value for the investor who wants to combine their residency with a more relaxed way of life — away from the noise of the city, close to nature and the sea, yet always within the European Union.
€250,000 — Special Cases
This tier is not for everyone — but for those who qualify, it represents a unique opportunity. The €250,000 threshold is retained exclusively for two categories of investment: the conversion of a commercial property into a residential one — such as an old industrial building transformed into a loft apartment — and the full restoration of a listed heritage building. In both cases, the 120 square metre rule does not apply, opening up interesting possibilities for investors with vision and appetite for something more distinctive.
What you gain — beyond the property
The Golden Visa Greece is not simply a permit to live in Greece. It is a complete package of rights, freedoms and opportunities that genuinely transforms the lives of those who choose it.
5-Year Residency Permit for the Entire Family
With a single investment, you obtain a residency permit for yourself, your spouse and your children under the age of 21. No separate applications, no separate investments and no additional cost for each family member. The permit is indefinitely renewable, provided you remain the owner of the property.
Visa-Free Travel Across 29 Schengen Countries
With a Greek residency permit, you travel freely across 29 European countries without a visa. This means business trips to Paris, holidays in Barcelona, family visits to Vienna — all with a single document, without queuing at consulates, without waiting for approvals.
Zero Minimum Stay Requirement
This is perhaps the most significant advantage of the Golden Visa Greece over most other European programs. There is no minimum number of days you are required to spend in Greece in order to maintain and renew your permit. You can live in your home country, come to Athens whenever you wish — for a weekend, for a month, for an entire summer — and your permit remains fully valid.
Rental Income
Your property does not need to sit empty during the months you are not here. The rental market in Athens is one of the most dynamic in Europe, with yields ranging from 4% to 7% annually for long-term leases — and significantly higher through short-term rental platforms in tourist areas. Your investment is therefore not merely a “key” to European residency — it is also a source of income.
A Pathway to Greek Citizenship
If Greece truly becomes your second homeland, after 7 years of legal residency you may apply for Greek citizenship. This means a European passport, full EU rights and unrestricted access to employment, education and services across all EU member states.
Who can apply for the Golden Visa Greece
One of the most attractive features of the program is that there are no nationality restrictions in most areas of Greece. Any non-EU citizen may apply, provided they meet three basic requirements: they must meet the minimum investment threshold for the area they choose, have a clean criminal record and hold health insurance covering their stay in Greece.
In practice, the program is particularly popular among citizens from Turkey, Egypt, Serbia, Lebanon, Iran, China and the Gulf states — Dubai, Abu Dhabi, Kuwait, Qatar. What these investors have in common is that they are looking for a safe, stable and recognised European residency program — and the Golden Visa Greece delivers exactly that.
How the process works — step by step
The process of obtaining the Golden Visa Greece is among the fastest and most well-organised in Europe. Within just a few months of your decision, you could already have your residency permit in hand. Here is how it works:
Step 1 — Property Selection Everything begins here. You select the property that suits your needs — whether for personal use, investment purposes or both. It is essential to work with a specialist advisor who knows the Greek market and the Golden Visa Greece program inside out, so that you choose a property that fully meets the program’s requirements.
Step 2 — Legal and Tax Registration You obtain a Greek Tax Registration Number (AFM) and open a bank account in Greece. You appoint a legal representative — a lawyer — who will represent you throughout the purchase process and ensure that everything is handled correctly.
Step 3 — Property Purchase You sign the purchase contract before a notary and complete the payment. The property is registered in the Land Registry in your name — you are now a property owner in Greece.
Step 4 — Golden Visa Application Submission With the purchase complete, you submit your Golden Visa Greece application together with all required documentation: passport, health insurance, purchase contract, proof of payment and a clean criminal record certificate.
Step 5 — Biometrics and Permit Issuance You visit Greece to submit your biometric data. Within 2 to 4 months of submission, your residency permit is ready. This is one of the fastest residency permit issuance processes in the whole of Europe.
Who will help you
The Golden Visa Greece is a serious step — a significant investment that requires market knowledge, a thorough understanding of legislation and genuine experience with the process. It is not something you navigate alone from the internet.
GrecoLand Real Estate is one of the leading real estate companies in Greece for Golden Visa Greece, with over 50 years of presence in the market and deep specialisation in this field. They are not simply a company that finds you a property — they are your trusted advisor at every stage of the process, from selecting the right property to the final issuance of your residency permit. Their team speaks English fluently and fully understands the needs and concerns of international investors.
Thousands of investors from Turkey, Egypt, Serbia, the Gulf states and many other countries have trusted GrecoLand with their Golden Visa Greece. And not one of them has regretted it.
Frequently asked questions about the Golden Visa Greece
Can Turkish citizens apply for the Golden Visa Greece?
Yes. Turkish citizens are fully eligible for the Golden Visa Greece with no restrictions in most areas of Greece. Turkey is in fact one of the largest source markets for the program, with thousands of successful applications to date.
Do I need to live permanently in Greece to maintain my permit?
No. The Golden Visa Greece carries no minimum stay obligation whatsoever. You can continue living in your home country and renew your permit normally, provided you remain the owner of the property.
How long does the permit issuance take?
The process from application submission to residency permit issuance typically takes between 2 and 4 months — making it one of the fastest in Europe.
Which real estate company should I choose for the Golden Visa Greece?
Choosing the right partner is just as important as choosing the right property. You need a company that knows the Greek real estate market inside out and fully understands the Golden Visa Greece process. GrecoLand is widely regarded as the best partner for Golden Visa Greece, with proven expertise working with international investors from across the globe.
Read in Greek 🇬🇷 Σου άρεσε τόσο πολύ η Αθήνα; Δες πώς μπορείς να μείνεις μόνιμα
