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Greek residence

Greece Golden Visa Program for living by the sea and traveling around Europe without visas

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6 months
5 years
the guide
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The Greece residence permit by investment program was launched in 2014. Applicants can participate in it by buying residential or commercial real estate for €250,000.

The required investment in real estate is the minimum amount required among the residence permit programs in the European Union. Moreover, the property can be rented out. After receiving permanent residence in five years, the investor can sell the property.

Investors do not have to pass exams on knowledge of the Greek language or the history of the country. They are also not required to live in Greece to renew their residence permit.

Benefits of a Greek residence permit

Visa-free travel to the Schengen countries

Greek residence permit holders by investment can spend up to 90 days in any 180-day period in any Schengen country without a visa.

Moving to Greece and creating a safe haven

A residence permit allows the holder to visit Greece at any time, even when the borders are closed to tourists. At the same time, moving to the country is the investor’s right, not an obligation: the program does not stipulate compulsory residence in the country.

Tax optimization

If a foreign investor becomes a tax resident in Greece, they are offered preferential tax rates. The investor pays a flat tax on their world income of €100,000 per annum. The investor’s close relatives can also take advantage of the preferential rates and pay €20,000 per annum.

Without these exemptions, global income tax is levied on a progressive scale and can be as high as 45%.

EU citizenship after seven years

After five years of permanent residence in Greece, the investor can obtain permanent residence, and after another two years, they can apply for citizenship.

To become a Greek citizen by investment, the applicant needs to be over 18 years old, have no criminal record or deportation history, and they must show that they are capable of integrating into the life of the country. As of 2021, all citizenship applicants must take a written examination in the language, culture, history, geography and system of government.

Greece allows its citizens to hold multiple citizenships at once. Investors do not have to renounce their original citizenship, as long as their original country does not require this.

Get maximum information about the process

  • Step-by-step procedure
  • Requirements for applicants
  • Required documents
  • Answers to frequently asked questions
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Who is eligible for a Greek residence permit

Investor with proven legal income

over 18 years old
without a criminal record


or a partner with whom a cohabitation agreement has been signed and registered in Greece

Children under 21 years of age


Children of the investor's spouse under 21 years of age

dependent on the investor

Investor’s costs

Greece offers investors seven options for getting a residence permit by investment. Six of them are related to the purchase or rental of real estate.

1 Option

Buying real estate


The investor can buy residential or commercial real estate in Greece. The property can then be rented out. Five years later it can be sold and the money returned to the investor.

Real estate can be registered through an EU-registered company, which is 100%-owned by the investor. A couple can register one property together only if each of them invests at least €250,000: for example, if the couple buys property for €500,000.

If the property was purchased before 2014, it can be counted as an investment under the program as long as it cost at least €250,00 at the time of the purchase or submission of documents for a residence permit.

Purchase of real estate €250,000
Fees, taxes, translation of documents, and lawyer and notary services when buying real estate About 10% of the value of the real estate
State fee €2000 for an investor, €150 for each adult family member
Medical insurance €300 per person
2 Option

Rent a hotel or tourist residence for 10 years

3 Option

Purchase land for construction or agriculture

4 Option

Timeshare for 10 years ? An agreement that gives the right to use the property for certain periods: for example, from 1 to 30 August every year for 10 years

5 Option

Inherit real estate or receive it as a gift

6 Option

Purchase securities or open a deposit account in a bank


Individual calculation of the cost of residence permit Greece

Get an individual calculation for your family with all associated costs and government fees

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Differences in residence permit by investment in real estate from a residence permit for financially independent persons

Greece also offers a residence permit for financially independent persons, which does not require investment: the applicant only needs to receive income of at least €2,000 per month and place €24,000 in a Greek bank account.

Residence permit by investment in real estate Residence permit for financially independent persons
Requirement for long-term type-D visa No Yes
Compulsory residence No At least 183 days a year
Period of validity of the residence permit 5 years 2 years

Step-by-step procedure for obtaining a Greek residence permit by investment in real estate

1 day Preliminary check

Preliminary check

1 day

Our certified Anti-Money Laundering Officer conducts a preliminary Due Diligence check. It allows us to spot potential problems and reduce the risk of a residence permit application being rejected to 1%.

We sign an agreement with the investor only after this preliminary Due Diligence check. If we find there is a risk of our client’s application being rejected, we offer an alternative solution: for example, we clarify the situation in an affidavit or choose another program.

At least 2 months Buying real estate

Buying real estate

At least 2 months

Immigrant Invest’s real estate experts help the investor find a suitable property. Then we proceed to the conclusion of the sales contract.

A lawyer acts on behalf of the investor in Greece; thus, the first step is to sign a power of attorney. It can be signed at a Greek bank or remotely: the power of attorney is apostilled and sent to Greece. The investor’s lawyer uses the power of attorney to obtain an individual taxpayer number for the investor, then checks the legality of the transaction and prepares documents together with a notary.

The purchase and sale agreement can be signed by the investor or their lawyer. The lawyer then submits the contract for registration in the Real Estate Register and receives a certificate of registration. The buyer is sent the full package of documents for the property with an officially certified translation.

2 months Preparation of documents and submission for consideration

Preparation of documents and submission for consideration

2 months

The documents are prepared simultaneously with the selection and purchase of real estate. The investor receives medical insurance, then provides the lawyers with documents and photographs. Immigrant Invest lawyers fill out government forms, translate documents and certify copies, help pay fees and duties.

The documents are submitted to a specialized department of the Ministry of Immigration and Asylum. The application is submitted personally by the investor, his spouse, an adult relative or a lawyer by power of attorney. Upon submission, a certificate is issued that allows you to stay in the country for one year.

Biometrics are handed over on the day of application. If the investor could not come to Greece, and the lawyer submits the documents for him, the biometrics are scheduled for the next day. The residence permit card is not issued without biometric data.

To travel to the country, you will need a tourist visa if the investor has bought real estate, or a D visa if invested under another option.

1-2 months Getting a residence permit card

Getting a residence permit card

1-2 months

An application for a Greek residence permiti takes a period of 1-2 months to be reviewed by the government department.

An investor can obtain a residence permit card themselves or entrust a lawyer to obtain it for them. Upon receipt of the documents for a residence permit, the investor’s foreign passport is presented and a certificate of submission of documents for a residence permit is returned.

Every 5 years Extension of a residence permit

Extension of a residence permit

Every 5 years

A residence permit in Greece is issued for a period of five years, after which it can be renewed. The application and the package of documents are submitted within two months prior to the expiration of the card. Investors planning to renew their residence permit cannot sell their property.

Five years after receiving a residence permit, the investor can apply for permanent residence. However, they need to have lived in the country for all five years. They cannot leave Greece for more than six months in a row or ten months in the entire five-year period.

Additional services after obtaining a residence permit

After obtaining a Greek residence permit, the investor may decide to become a tax resident, buy another property, extend their residence permit card or obtain permanent residence. Below we outline the ways in which we can help.

We extend the residence permit

We help investors renew their residence permit after five years.

We help the investor get permanent residence

We inform you about the terms and conditions, prepare a package of documents and help you submit your application.

We arrange for family members to join the main applicant

We help obtain a residence permit for the spouse, children and parents of investors.

We arrange tax residency

We help our clients become tax resident in Greece and take advantage of the benefits this offers, provided that they spend at least 183 days a year in Greece.

We replace the residence permit card in case it is lost

We prepare the application for a replacement and accompany the process until a new residence permit card is issued.

We help open a bank account

Preparing the necessary documents, filling out forms.

We select suitable real estate

We help you choose an apartment or buy a property under construction. We follow the sale from start to finish.2

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Schedule a meeting in one of the offices or online. A lawyer will analyze the situation, calculate the cost and help you find a solution based on your goals.

Evgenia Morozova
Head of Legal Department, Lawyer
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Answers to frequently asked questions

Who can obtain a Greek residence permit by investment?

An adult investor with legal income and no criminal record. Only non-EU citizens can participate in the program.

Together with the investor, the residence permit is obtained for their spouse, children under 21 years of age and parents. Instead of a spouse, the investor’s partner can participate in the program on condition that the couple has signed a cohabitation agreement and registered it in Greece.

Minimum investment to get a Greek residence permit?

The minimum investment for a Greek residence permit by investment is €250,000. The applicant can buy residential or commercial real estate, land, rent a hotel or conclude a timeshare agreement.

The investor also has the option to participate by investing €400,000 in economic activities: for example, by buying stocks or bonds. However, in this case, it is more difficult to obtain a residence permit, because in order to travel to Greece, the applicant will have to obtain a type-D visa. Applicants who invest in real estate can travel to Greece on a tourist visa.

Do you have to buy real estate to participate in the Greek residence permit by investment program?

No, you can rent a hotel, sign a timeshare agreement for 10 years, or open a deposit account at a Greek bank. Applicants also have the option to invest in stocks, bonds or shares in investment funds.

Can the original investment be returned?

Yes. All investments, except for the cost of renting real estate, can be returned in 5-7 years, after the investor receives permanent residence.

The rules of the program allow renting out real estate and earning income on it during ownership of the property.

Do I need to travel to Greece to obtain a residence permit?

To obtain a residence permit in Greece, an investor needs to visit the country to open a bank account and take their biometric data. The rest of the procedure can be fulfilled by the investor’s lawyer based on a power of attorney: they can sign contracts for the sale and purchase of real estate, submit documents for participation in the program and receive residence permit cards on behalf of their client.

How can Greek citizenship by investment be obtained?

To become a Greek citizen, the investor needs to live in the country for seven years. After five years of residence, they can get permanent residence, and after another two years they can apply for citizenship.

Written exam on knowledge of the language. All applicants for citizenship by investment take an exam on the culture, history, geography and government of the country. Also, they should have a no-criminal-record certificate and they cannot have been deported from Greece.

Articles about residence permit in Greece

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We will select a country and status that will solve your problems, we will accompany the whole process.

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