🇪🇺Greece Golden Visa: €250k–800k Tiered Thresholds and Path to EU Residency

Concept

Greece Golden Visa is a residence-by-investment program of the Hellenic Republic, launched in 2013. It grants a 5-year renewable residence permit, access to Schengen mobility, and a potential path to Greek citizenship after an extended period of legal residency.

Since 2022, the program has become one of the key EU residency-by-investment options: Portugal eliminated its real estate route in 2023, Spain closed its program in April 2025, and Ireland, Cyprus, and Malta have substantially restricted or closed comparable routes. As of 2025, Greece Golden Visa has issued over 30,000 permits since launch.

Greece's main feature is that the real estate route has been preserved, but since September 2024 tiered pricing applies. Investors receive the same type of residence permit, but the threshold depends on asset type and location: €800k in high-demand areas, €400k in less populated areas, and separate €250k routes for conversion, restoration, and Greek startup investment.

🍓 Greece Golden Visa is our choice for families with a €250–800k budget who need a real-estate route and optional Greek Non-Dom with €100k flat tax on foreign income. For fast citizenship and fund investment, Portugal is often simpler.

Legal Framework

• Law 4251/2014 — Greek Immigration Code.
• September 2024 reforms — new structure of investment thresholds and short-term rental ban.
• February 2025 transition deadline — closure of pre-reform applications.
• Schengen acquis — Greece has been a full Schengen member since 2000.
• Greek Ministry of Migration & Asylum and Decentralized Administrative regions — key processing authorities.

Golden Visa grants a Greek residence permit, not automatic tax residence or citizenship. We keep these three regimes separate.

Investment Routes 2025–2026

For the real estate route, a critical restriction: Golden Visa property cannot be used for short-term rental in Airbnb / Booking format. Violation leads to permit revocation and an administrative fine of €50,000. Long-term rental is permitted, but the investment model should be calculated based on long-term yield and appreciation, not tourist rental income.

Eligibility and Presence

Basic Requirements

• Age 18+.
• Citizenship outside EU, EEA, Switzerland.
• Clean criminal record, apostilled and translated, valid 90 days.
• Comprehensive health insurance valid in Greece.
• Confirmation of legal origin of investment funds.
• Maintenance of investment throughout permit duration.
• Biometric visit to Greece.

Presence

The program has no minimum physical presence requirement to maintain the residence permit. This makes Greece convenient as a mobility tool for clients maintaining primary residence in UAE, Switzerland, Singapore, or another jurisdiction. Greece is one of the most lenient EU Golden Visa programs regarding days of presence.

Documents and Source of Funds

Standard package: apostilled passport, criminal record certificate from country of citizenship and countries of residence for 5+ years, Source of Funds / Source of Wealth, investment documentation (property deed, fund subscription, bank deposit or startup investment confirmation), health insurance, family documents, AFM (Greek tax number), Greek bank account, apostille and sworn translation into Greek.

For Russia-origin clients, enhanced due diligence is typically required. Practically important:

• Tax returns for 2–3 years.
• Bank statements for at least 12 months.
• Source of Wealth narrative.
• Sanctions screening.
• Often a comfort letter from a UK solicitor, ICAEW chartered accountant, or comparable provider.

Greek banks conduct separate KYC independent of immigration approval; weak SoF can block transfer even with formal eligibility. More details: Source of Funds.

Process and Timeline

Initial permit is issued for 5 years. Renewal requires maintaining the qualifying investment and absence of violations, including the short-term rental prohibition.

Citizenship Path

Greek citizenship is a separate discretionary process, not an automatic reward for investment. Golden Visa residence can count toward the total period, but naturalization typically requires:

• 7 years of legal residency in Greece.
• Greek language test at B1 level.
• Greek history and culture exam.
• Clean criminal record.
• Demonstrated integration.
• Discretionary approval by the Greek Government.

After 7 years, citizenship application can take another 18–36 months. The total path from initial application to Greek passport is approximately 8–9 years. Greece permits dual citizenship; the question of a second passport is verified under the law of the country of original citizenship.

Critically important: absence of minimum stay is sufficient for maintaining residence permit, but does not equal proven integration for citizenship.

Family Inclusion

Who Is Included

• Spouse / civil partner.
• Dependent children under 21.
• Dependent parents and parents-in-law.
• All family members receive permits with the same 5-year renewal cycle.

Important

Citizenship path is calculated separately for each family member. Inclusion in Golden Visa does not mean that each person will automatically fulfill integration and language requirements for citizenship.

Russian Clients in 2025–2026

Greece remains practically accessible for Russia-origin clients with a clean profile, but this does not mean soft compliance.

Key Conditions

• Client and UBO are not on EU, UK, or OFAC sanctions lists.
• No PEP / SOE risk, or it is explained and acceptable.
• Sector of capital origin is not connected to sanctioned sectors.
• SoF and SoW are documented.
• Greek bank is willing to accept transfer after its own KYC.
• Biometric visit to Greece is possible.

Comparison with Portugal

Compared to Portugal, Greek banks are often perceived as more accommodating for Russian clients. This does not eliminate enhanced due diligence, but reduces the risk of refusal at the bank account opening stage. For a client with a clean profile and preference for real estate investment, Greece is one of the working EU residency options.

Tax Structuring

Golden Visa itself does not make a client a Greek tax resident. If the client does not spend 183+ days and does not transfer the center of vital interests to Greece, the program is used as a mobility tool without changing primary tax residence.

Greek Non-Dom may be of interest to UHNW with substantial passive foreign income, but this is a separate tax residence choice, not an automatic consequence of Golden Visa.

Case Studies from Practice

Real Estate €400k + Non-Dom

UHNW with assets €15M, relocation from Switzerland. Purchased property €450k in Peloponnese, activated Non-Dom regime with €100k/year on foreign dividends and interest. Family includes spouse and two children.

Conversion Route €250k

Client with assets €2M, commercial → residential conversion in Athens, €270k including renovation. Permit for 5 years, primary tax residence remains in Dubai.

Refusal Due to Short-Term Rental

Client purchased property for Golden Visa and simultaneously started Airbnb. AIMA conducted an inspection, identified violation, permit revoked, fine €50,000. Property had to be sold to recover investment.

Where the Program Fits and Where It Doesn't

Suitable

• EU mobility seekers with need for Schengen access without minimum stay.
• Real estate investors preferring property route instead of fund subscription.
• Clients with €250–400k budget, if route and asset comply with rules.
• UHNW considering Greek Non-Dom as a separate tax residence option.
• Retirees with relevant 7% pensioner regime.
• Russia-origin clients with clean profile and strong SoF / SoW.
• Families with spouse, children, and dependent parents in one application.

Not Suitable

• Investment model based on Airbnb or short-term rental.
• Client who wants fast passport — Greece is slower than Portugal.
• Not ready for Greek B1 and integration for citizenship.
• Sanctions, PEP, SOE, or sector risk present.
• Client wants fund investment route without real estate.
• Source of Funds cannot be shown through banking and documentation.
• Client cannot come for biometrics.

Greece vs. Portugal

For fast citizenship and fund preference, Portugal is more often chosen. For real estate, lower budget, and possible Greek tax-residence strategy — Greece.

Q/A

Can I use Greek Golden Visa property for Airbnb

No. Since September 2024, short-term rental is prohibited for Golden Visa properties. Violation leads to permit revocation and a fine of €50,000. Only long-term rental (12 months+) is permitted. Investment return should be calculated based on long-term yield, not tourist flow.

What is the Greek Non-Dom regime

Law 4646/2019 — flat tax €100,000/year on foreign income for up to 15 years with investment €500k+ in Greek economy and when client chooses Greek tax resident status. For UHNW with substantial foreign dividends, interest, and capital gains, this can be significantly more advantageous than standard progressive PIT. Application is separate from Golden Visa — these are different procedures.

How does Greece work with Russian clients

Selectively, but more accommodating than Portugal on the banking side. Greek banks such as Alpha, Piraeus, Eurobank conduct enhanced due diligence on Russia-origin, but refuse less often. Sanctions screening is critical. Clean Russia-origin client with €400–800k budget is a realistic case. Russia-resident in RF — standard refusal at biometrics stage.

How long does the process realistically take

Clean case — 3–6 months from first contact to permit. Russia-origin or complex SoF — 6–10 months. Citizenship after 7 years — another 18–36 months processing. Total path to Greek passport — 8–9 years.

Can I include parents and mother-in-law

Yes. Greece is one of the most family-friendly Golden Visa programs. Included are spouse, dependent children under 21, dependent parents and dependent parents-in-law. Each receives a permit with the same 5-year renewal cycle.

What if property falls in value

Permit is maintained provided the qualifying investment is maintained according to rules. Market decline itself is not grounds for revocation. But sale of property before permit expiration triggers revocation. Long-term yield and appreciation should be in the investment model from the start.

Can I use Greek Non-Dom without Golden Visa

Yes, the regimes are independent. Non-Dom is a tax residence choice; Golden Visa is an immigration permit. One can become a Greek tax resident under Non-Dom without Golden Visa and can have Golden Visa without Non-Dom. UHNW often combine both.

Related Topics

• Portugal Golden Visa
• Italy Forfait €200k
• UAE tax residency
• Singapore tax residency
• Andorra residence
• Source of Funds
• Digital Nomad strategies

FAQ

Can I use Greek Golden Visa property for Airbnb

No. Since September 2024, short-term rental is prohibited for Golden Visa properties. Violation leads to permit revocation and a fine of €50,000. Only long-term rental (12 months+) is permitted. Investment return should be calculated based on long-term yield, not tourist flow.

What is the Greek Non-Dom regime

Law 4646/2019 — flat tax €100,000/year on foreign income for up to 15 years with investment €500k+ in Greek economy and when client chooses Greek tax resident status. For UHNW with substantial foreign dividends, interest, and capital gains, this can be significantly more advantageous than standard progressive PIT. Application is separate from Golden Visa — these are different procedures.

How does Greece work with Russian clients

Selectively, but more accommodating than Portugal on the banking side. Greek banks such as Alpha, Piraeus, Eurobank conduct enhanced due diligence on Russia-origin, but refuse less often. Sanctions screening is critical. Clean Russia-origin client with €400–800k budget is a realistic case. Russia-resident in RF — standard refusal at biometrics stage.

How long does the process realistically take

Clean case — 3–6 months from first contact to permit. Russia-origin or complex SoF — 6–10 months. Citizenship after 7 years — another 18–36 months processing. Total path to Greek passport — 8–9 years.

Can I include parents and mother-in-law

Yes. Greece is one of the most family-friendly Golden Visa programs. Included are spouse, dependent children under 21, dependent parents and dependent parents-in-law. Each receives a permit with the same 5-year renewal cycle.

What if property falls in value

Permit is maintained provided the qualifying investment is maintained according to rules. Market decline itself is not grounds for revocation. But sale of property before permit expiration triggers revocation. Long-term yield and appreciation should be in the investment model from the start.

Can I use Greek Non-Dom without Golden Visa

Yes, the regimes are independent. Non-Dom is a tax residence choice; Golden Visa is an immigration permit. One can become a Greek tax resident under Non-Dom without Golden Visa and can have Golden Visa without Non-Dom. UHNW often combine both.

Key Factual Claims

• Greece Golden Visa is a residence-by-investment program of the Hellenic Republic, launched in 2013.
• Greece's main feature is that the real estate route has been preserved, but since September 2024 tiered pricing applies.
• Initial permit is issued for 5 years.
• After 7 years, citizenship application can take another 18–36 months.