Buying a home in Greece doesnโt automatically grant you residency โ but if you meet certain criteria, you can apply for a golden visa, Greeceโs residency-by-investment programme. This guide explains how the Greek golden visa works in 2025.
Owning property in Greece doesnโt automatically mean you can live there full-time โ but it can open the door. Greeceโs golden visa programme allows non-EU buyers to obtain a five-year renewable residency by investing in qualifying real estate. With some key updates taking effect in late 2024, itโs important to know the new thresholds, locations and eligibility criteria before you buy.
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Contents
How the Greek golden visa works
The golden visa is Greeceโs residency-by-investment scheme, aimed at non-EU citizens who want to live or invest in the country. By purchasing eligible property, you can apply for a five-year residency permit โ which can be renewed indefinitely as long as the property is held.
Introduced in 2013, the scheme has become one of Europeโs most attractive options thanks to its relatively low minimum investment, quick and easy application process and lifestyle benefits including visa-free travel to the Schengen Area.
Recent changes, implemented in September 2024, raised the investment thresholds in certain high-demand areas. This is to prioritise local housing availability and regulate short-term lets.
Download the golden visa guide
Where and how much do you need to invest?
The minimum investment depends on the location and type of property. Hereโs a breakdown:
| Location or property type | Minimum spend | Notes |
|---|---|---|
| Attica Administrative Region (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents | โฌ800,000 | Applies to all properties in these high-demand areas |
| Rest of Greece | โฌ400,000 | Most towns and islands outside the hotspots |
| Renovation or conversion of listed/commercial property | โฌ250,000 | Eligible if restoring or converting a designated property |
It’s also possible to gain a golden visa by investing in Greek businesses, buying government bonds or committing to long-term commercial leases. However, real estate remains the most accessible route.
Note that properties purchased through the scheme cannot be used for short-term rentals such as Airbnb. Speak to a qualified lawyer to clarify whether a particular property qualifies.
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Benefits of the Greek golden visa
Once approved, your residency permit offers several advantages:
- You can include your spouse, children under 21 and parents in your application
- You have the right to live in Greece, but youโre not obliged to
- You can travel visa-free across the Schengen Zone
- Youโre allowed to buy more property or invest further in Greece
- Access to public healthcare and education in Greece
- After seven years, you may apply for Greek citizenship if youโve lived in the country continuously
Other ways to gain residency in Greece
If buying property isn’t the right route for you, there are several alternative ways non-EU citizens can secure long-term residency in Greece. These routes are designed for remote workers, retirees, entrepreneurs and other individuals who can support themselves financially without relying on the local labour market. These include:
- Digital nomad visa: Available to remote workers who are employed outside Greece. Applicants must show proof of income (at least โฌ3,500 per month), plus additional amounts for family members.
- Financially Independent Person (FIP) Visa: Ideal for retirees or those with passive income, this permit requires a stable income of at least โฌ2,000 per month, plus extra per dependent.
- Entrepreneur and business visas: Those looking to invest or launch a business in Greece can apply through schemes designed to encourage foreign economic activity, though eligibility requirements vary by sector and region.
These permits come with their own documentation requirements and restrictions, such as minimum income levels, valid private health insurance and proof of accommodation. Unlike the golden visa, many of these routes require you to live in Greece full-time to maintain your residency status.
Next steps
Greeceโs golden visa offers a practical and rewarding way to secure residency while enjoying a lifestyle upgrade. But with new thresholds and restrictions in place, itโs essential to seek expert advice and choose your location wisely.
Frequently asked questions
Not automatically. Buying a home in Greece lets you apply for the golden visa โ a five-year, renewable residency for non-EU buyers โ if the property and your purchase meet the scheme rules. Once granted, the permit can be renewed while you keep the investment.
It depends on location and investment type. As a guide, high-demand areas such as Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents require a minimum โฌ800,000 for property. Most other areas require โฌ400,000. Projects involving the renovation or conversion of designated listed or commercial buildings can qualify from โฌ250,000.
To qualify for Greece’s golden visa, youโll need to be a non-EU/EEA/Swiss national aged 18+, invest at or above the required threshold and pay using documented funds. You must also have private health insurance for Greece, provide clean criminal record certificates where required, give biometrics and comply with use restrictions (for example, no short-term tourist letting where the golden visa rules prohibit it). Family members โ a spouse or partner, children under 21 and dependent parents โ can usually be included.
