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Programmes/Greece/Greece Golden Visa — Property Investor Residence

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Greece Golden Visa — Property Investor Residence

GreeceGolden VisaInternally checked by WhereCanIMove systems

Active

Evidence and dates

Residence through qualifying Greek real estate, with different thresholds and property-use conditions by location and investment category.

Evidence and dates

Only source-checked fields are shown as facts. “Not verified” means we have not established that field from current evidence; it does not mean zero, no, or ineligible.

Highlights

Evidence and dates

Standard property route thresholds depend on location; the EUR 250,000 exceptions require specific conversion or restoration conditions.
Property covered by the new regime cannot be used for sharing-economy short-term lets or sublets. Breach can revoke the permit and trigger a EUR 50,000 fine.
The residence permit does not itself authorise employment.

Applicability and permission

Initial permission: up to 5 years, subject to the official conditions.Evidence

Programme type: Residence permission.Evidence

Requirements and important conditions

Meet the applicable property threshold and ownership/payment rules. Provide recognised travel documents, lawful-entry or application-authorisation documents, insurance and the property evidence required for the relevant category. Renewal depends on continued qualifying ownership; listed buildings must be restored by the first renewal.

Evidence and dates

Practical application guide

Use these steps to organise your research and the questions to confirm with the issuing authority.

Important conditions

Short-let restrictions have transitional exceptions for acquisitions governed by earlier rules or qualifying transitional transactions, as described in the ministry circular. Converted properties also cannot be used as a business headquarters or branch. Listed-building restoration has separate completion and transfer restrictions and potentially EUR 150,000 penalties. A property lawyer must establish which rules apply to the particular acquisition.

Identify the qualifying property category

Have the property classification, location and title checked before committing funds. The ordinary EUR 800,000/EUR 400,000 routes and the EUR 250,000 conversion or listed-building exceptions have different conditions. A low asking price alone does not establish a qualifying exception.

Prepare the residence application

Collect recognised travel documents, lawful-entry or authorised-filing evidence, insurance and the investment documentation required for the category. The official listed-building procedure describes digital submission, including authorised representation where its conditions are satisfied. Check the current filing procedure for your exact category.

Plan ownership and renewal obligations

The permit has a five-year term with conditional renewal. Retain qualifying ownership and observe property-use restrictions. Listed-building restoration must be completed by the first renewal. Review the circular's transitional rules before relying on rental income. Property purchase does not itself grant employment rights or qualify you for Article 5C tax relief.

Official evidence and source-check dates for this guide

Keep the route, your intended dates, required evidence and unanswered questions together before making commitments.

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Conditional financial requirements

Use one option only when all its conditions apply. Within that option, every listed requirement must be met together.

Incomplete coverage: these options are not a complete list of the programme's financial requirements.

Standard purchase in higher-threshold areas1 financial requirement · conditions and sources

Applies when:

Attica; Thessaloniki regional unit; Mykonos and Thira; islands with population over 3,100 according to the census
One property; at least 120 m² of main space for built property or property with a building permit

All of the following are required:

capital: at least EUR 800,000 one-off
Requirement conditions:
- Full qualifying purchase price; additional transaction costs excluded
SourceSource

Standard purchase elsewhere1 financial requirement · conditions and sources

Applies when:

Other Greek locations
One property; at least 120 m² of main space for built property or property with a building permit

All of the following are required:

capital: at least EUR 400,000 one-offSource Source

Qualifying conversion to residential use1 financial requirement · conditions and sources

Applies when:

One property whose main spaces are converted to residential use
Conversion completed before the permit application; ministry guidance requires conversion after 5 April 2024
For industrial properties, the statutory inactive-industry condition also applies

All of the following are required:

capital: at least EUR 250,000 one-off
Requirement conditions:
- Conversion work and other costs are additional
SourceSource

Listed-building restoration1 financial requirement · conditions and sources

Applies when:

One listed building, part of a listed building or property containing a listed building
Complete required restoration or reconstruction by first renewal; transfer before completion is restricted

All of the following are required:

capital: at least EUR 250,000 one-off
Requirement conditions:
- Restoration and transaction costs are additional
SourceSource

Financial evidence and dates

No single comparable figure recorded for: processing time, annual permit presence. Check the conditions above and the cited official sources.

Key Details

Renewable
Evidence and datesYes

Official status source

Watch

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Tax Notes

The 50% exemption under Article 5C is a separate, conditional tax-residence regime for qualifying Greek employment or self-employment income for seven tax years. Acquiring Golden Visa property does not by itself establish eligibility for that exemption.

Evidence and dates

Interested in Greece Golden Visa — Property Investor Residence?

Use the reviewed evidence to prepare questions for the authority or an adviser. A research shortlist is not an eligibility decision.

Browse reviewed records

Evidence and review method

Automated primary-source check by Codex on 20 Oct 2026.

This automated source check is not a human editorial or legal review.

Review scope: Programme status, Programme name, Programme category, Programme type, Overview, Official application information, Initial permission in years, Renewal availability, Eligibility requirements, Financial summary, Key conditions, Practical application guide and conditions, Tax conditions, Conditional financial requirements.

Source retrieval, the review recorded here and the date a rule takes effect are separate events. The stated scope covers only the listed fields.

Programme status

Greece National Registry of Administrative Public Services

Evidence dates and supporting passage

Greece National Registry of Administrative Public Services

Evidence type:: Official guidance
Source checked:: 20 Oct 2026
Source updated:: 22 Sept 2026
Check method:: Automated primary-source check; not a human review

Supporting passage or location: Listed-property Golden Visa initial issuance; updated 22 September 2026; procedure, ownership, restoration and residence requirements Re-read 20 October 2026; application-planning notes use only these scoped official passages.

Financial summary

Greece National Registry of Administrative Public Services

Evidence dates and supporting passage

Highlights

Applicability and permission

Requirements and important conditions

Practical application guide

Important conditions

Identify the qualifying property category

Prepare the residence application

Plan ownership and renewal obligations

Conditional financial requirements

Key Details

Tax Notes

Interested in Greece Golden Visa — Property Investor Residence?

Evidence and review method

Programme status

Financial summary

Conditional financial requirements

Tax conditions

Renewal availability

Eligibility requirements

Overview

Key conditions

Practical application guide and conditions

Initial permission in years

Programme type

People also consider

Highlights

Applicability and permission

Requirements and important conditions

Practical application guide

Important conditions

Identify the qualifying property category

Prepare the residence application

Plan ownership and renewal obligations

Conditional financial requirements

Key Details

Tax Notes

Interested in Greece Golden Visa — Property Investor Residence?

Evidence and review method

Programme status

Financial summary

Conditional financial requirements

Tax conditions

Renewal availability

Eligibility requirements

Overview

Key conditions

Practical application guide and conditions

Initial permission in years

Programme type

People also consider