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Greece residency by investment

Greece residency by investment

EU residency in just 3 months, visa-free travel across the Schengen Area, no residence requirement

  • Investment amount: from EUR 250,000
  • Processing time: from 4 months
  • Access to 45+ countries, including EU and Schengen states

Unlock your options — consult with an expert today

About the program

The Greek Golden Visa is a residency-by-investment program for high-net-worth investors, launched in 2013. Residency is granted through the purchase of real estate starting from EUR 250,000, with no minimum stay requirements, and provides visa-free access to the Schengen Area for 90 days every six months. The program also covers spouses, children up to 21 years old, and parents. Residency is issued for 5 years with the option to renew, and after 7 years of continuous residence, a pathway to EU citizenship becomes available. Greece remains one of the last accessible EU jurisdictions for investment-based residency following the closure of similar programs in Spain and Portugal.

Advantages of obtaining residency in Greece

Visa-free access to Europe Travel freely to 45+ countries, including EU and Schengen states, with stays of up to 90 days every 180 days.
Residency without living in Greece No minimum physical presence required — status can be maintained without spending a single day in the country.
Family residency One application covers the investor, spouse, their children up to 21 years old, and parents without age restrictions.
Fast-track process Approval in 3 months instead of the previous 18, thanks to digitalized procedures in 2025.
Income from real estate Long-term rental yields of 3–5% per year, with the option to sell after 5 years of ownership.
Pathway to EU citizenship Naturalization after 7 years of residence with at least 183 days per year, granting eligibility for a second passport.

The opportunities that come with Greek residency

Asset diversification

Invest in Eurozone real estate to protect capital. Gain access to EU banking and financial instruments. A strategic entry point into the European economy through a stable jurisdiction, with steady rental income from property.

A secure future for your family

Guaranteed residence in the EU without mandatory physical presence. Quick relocation in case of geopolitical risks. Maintain your standard of living and access EU infrastructure for all family members.

Business mobility

Seamless business travel across Europe. Simplified account opening and company registration in the EU. A foundation for international tax planning and non-tax residency. Accelerate global business growth while reducing bureaucratic barriers in Europe.

Get your guide to obtaining Greek residency

Get your guide to obtaining Greek residency

  • Step-by-step process for applicants
  • Specific requirements and costs
  • Ready-made strategy for securing residency
  • Updated 2025 program
Get the guide

Who is eligible to get residency in Greece

  • UHNW investors
  • International entrepreneurs
  • Families with children
  • Digital nomads
UHNW investors

UHNW investors

For individuals with capital over EUR 30 million seeking diversification through EU real estate, the program offers entry from EUR 250,000 with potential asset appreciation and rental income. Greek residency is an ideal tool for preserving and growing wealth in a stable environment.

International entrepreneurs

International entrepreneurs

Business owners with global operations gain a European jurisdiction without tax residency obligations if staying less than 183 days a year. Greek residency allows tax optimization and expansion of business networks across the EU with minimal requirements.
Families with children

Families with children

Obtaining residency for family members in Greece provides children access to European education and healthcare. The resident card opens the door to prestigious schools and universities, ensuring globally recognized diplomas for the next generation.

Digital nomads

Digital nomads

IT entrepreneurs and crypto investors can establish an EU base without residence requirements, with the freedom to travel across the Schengen Area. This enables working from anywhere in Europe with reliable infrastructure and a comfortable climate.

Your European future with guaranteed results

Your European future with guaranteed results

  • Stability for the whole family
  • Access to EU financial tools
  • Freedom and mobility without extra bureaucracy
  • Personalized approach and complete confidentiality

Unlock your options — consult with an expert today

Investment options

Renovation properties

Purchase a property for reconstruction or convert commercial real estate into residential, starting from EUR 250,000 regardless of location. The property must be at least 120 m² and not used for short-term rentals. Residency is granted for 5 years, with renewal upon proof of renovation completion and continued investment.

Ready-to-move-in properties

Purchase a residential property of at least 120 m² starting from EUR 400,000 in general regions or EUR 800,000 in Athens, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100. A ready-to-move-in property provides immediate comfort and rental income, speeding up the residency process for retirees.

Cost

Expense item
Renovation
Ready-to-move (regions)
Ready-to-move (premium)
Property
from EUR 250,000
from EUR 400,000
from EUR 800,000
Government fees
EUR 16
EUR 16
EUR 16
Purchase tax
EUR 7,500
EUR 12,000
EUR 24,000
Total
from EUR 257,516
from EUR 412,016
from EUR 824,016

Get a personalized strategy for obtaining Greek residency

A Mirsatori specialist will create a step-by-step plan for obtaining your residency status, including a detailed analysis of all steps, taking into account your family composition, investment amount, and all official fees and associated costs.

Get your strategy
Investment plan

Who can apply for Greek residency

Spouse/partner

  • Legally married or in a registered partnership recognized in Greece

Children under 21

  • Unmarried children of the investor and spouse/partner

Children 21–24

  • Unmarried, financially dependent children with annual renewal

Parents and grandparents

  • No age limit if financially supported by the investor

Step-by-step plan for obtaining permanent residency

Step-by-step plan for obtaining permanent residency

Due diligence in 24 hours

1 business day

A certified compliance officer checks your background in international databases to reduce the risk of rejection to 1%. This includes analysis of financial history and sanctions screening. Results are provided in a detailed report for planning the next steps.

Learn more

Selecting the property and opening a bank account

2–4 weeks

Choose an investment property, open a Greek bank account, and obtain a tax number (AFM) by proxy without visiting Greece. Mirsatori’s legal team helps select high-liquidity real estate. All documents are prepared remotely with full legal support.

Learn more

Investment and document submission

4–6 weeks

Transfer funds through secure banking channels, register the transaction with a notary, and submit the residency application via a licensed agent to receive a temporary Blue Card. This card allows entry and residence in Greece while your application is processed.

Learn more

Application review

3 months

Accelerated review process thanks to 2025 digitalization. Processing occurs in specialized departments of the Ministry of Migration. Application status can be tracked online in real time. Additional requests are minimal due to prior due diligence.

Learn more

Biometrics and residency card issuance

2–6 weeks

Travel to Greece to provide fingerprints. The residency card is issued within 2–6 weeks depending on the region. Biometric collection takes no more than an hour at the consulate. The card is valid for 5 years with renewal rights and allows travel across the Schengen Area.

Learn more
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Greek residency: comparative analysis

Category
Greece Greece
Turkey Turkey
Cyprus Cyprus
Portugal Portugal
Investment amount
from EUR 250,000
from USD 200,000
from EUR 300,000
from EUR 250,000
For the whole family
yes
yes
yes
yes
Duration of status
from 5 years
1 year
indefinite
from 2 years
Processing time
from 4 months
from 2 months
from 9 months
from 1 year

Residency by investment: alternative programs

Country Cost Processing time Benefits
Turkey Turkey
Cost from USD 200,000
Processing time from 2 months
Benefits
  • 1-year residence permit with the option to extend
  • Citizenship after 5 years of residence
  • Residency for all family members
Learn more
Cyprus Cyprus
Cost from EUR 300,000
Processing time from 9 months
Benefits
  • Fast application process
  • EU residence status
  • Acquisition of high-value real estate
Learn more
Portugal Portugal
Cost from EUR 250,000
Processing time from 1 year
Benefits
  • Residency for family members
  • Right to live in an EU country
  • No language requirements
Learn more
See all programs

FAQ

What is the minimum investment required for a Greek residency in 2025?

The program offers three investment tiers:

  • EUR 250,000 for properties to be renovated or converted from commercial to residential, regardless of location.
  • EUR 400,000 for ready-to-move-in properties of at least 120 m² in regional areas.
  • EUR 800,000 in Athens, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100.

How long does it take to obtain Greek residency?

The standard processing time is from 4 months from the submission of documents. This includes the application review (3 months), biometric appointment (2–8 weeks depending on the city), and card issuance (2–6 weeks). In 2025, processing times were reduced from 18 months thanks to digitalization.

Is it necessary to live in Greece to maintain residency?

The program does not require minimum physical presence. You can maintain your residency status without visiting Greece at all. The only mandatory visit is for submitting biometric data. Investors must simply maintain their investment and renew the residency card every 5 years.

Can I work with an investor residency?

The Greek investment residency does not grant the right to employment in Greece. Holders can receive dividends from Greek companies and rental income from property. Employment requires a separate work permit. Remote business management or investment oversight is allowed.

Are there restrictions on using the property?

Properties acquired under the program cannot be used for short-term rentals like Airbnb — only long-term leases are permitted. Violations may result in fines or revocation of residency. Properties can be used for personal residence or leased for 1 year or longer.

Does residency lead to citizenship?

Yes. Citizenship is available after 7 years of legal residence, with at least 183 days per year spent in Greece. Applicants must pass an exam covering the Greek language, history, and culture. Greece allows dual citizenship, and the naturalization process takes an additional 1–2 years after application.

Get expert guidance on your case
Schedule a meeting with our specialists, in-office or online, and receive a tailored case analysis, a clear cost estimate, and the best solution to achieve your goals.

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