Residence by investment in GreeceOverview
The Greek investor residence permit, introduced in 2013, is now set out in Article 100 of the Migration Code (Law 5038/2023). Law 5100/2024 reshaped the real estate routes from 31 August 2024: the standard threshold rose to €800,000 in the highest-demand areas and €400,000 elsewhere, investments must now be made in a single property of at least 120 square metres of main living space, and smaller units can no longer be aggregated. A reduced €250,000 threshold survives only for the conversion of commercial or industrial buildings to residential use and for the restoration of listed buildings.
The €800,000 zone covers the Region of Attica (including Athens), the regional unit of Thessaloniki, the regional units of Mykonos and Santorini, and any island with a population above 3,100. Properties acquired under the new rules may not be let on a short-term or holiday basis; breaches can lead to revocation of the permit and a €50,000 fine. Long-term leasing is permitted. Investors who prefer financial assets can instead use Greek government bonds, fixed-term deposits, Greek-focused alternative investment funds or listed securities, and a newer route allows equity investment in start-ups registered with Elevate Greece.
The permit is a residence permit, not a work permit, and is renewed every five years as long as the investment is maintained. There is no minimum stay. Time spent in Greece counts towards long-term residence and, eventually, naturalisation, but citizenship requires genuine residence: the general rule is seven years of lawful residence, Greek language skills and a naturalisation examination, so passive permit holders should not expect to qualify.
In August 2026 Greece published its National Housing Strategy 2026–2035, which proposes an additional golden visa category for investors who own several properties dedicated exclusively to long-term residential letting. That category requires further legislation and is not yet available; until it is enacted, the single-property rule applies. Separately, Greece offers an optional non-domiciled tax regime for new residents: a flat €100,000 a year on foreign income, plus €20,000 per included family member, for up to 15 years, provided at least €500,000 is invested in Greece and the applicant was not Greek tax resident in seven of the previous eight years.
Key benefits
- Five-year renewable residence permit with no minimum stay requirement
- Three generations covered: spouse, children under 21 and the parents of both spouses
- Schengen mobility for up to 90 days in any 180-day period
- Choice between real estate and financial routes, including government bonds and Greek-focused funds
- Option to rent the property on long-term leases to generate income
- Access to the optional non-dom flat tax regime for those who relocate their tax residence
- A blue certificate issued on filing allows lawful stay while the application is processed
Requirements
- Non-EU/EEA national aged 18 or over with a clean criminal record
- Property investments in a single residential property of at least 120 square metres of main living space (except conversion and listed-building routes)
- Full payment of the purchase price, evidenced through Greek bank transfers, before filing
- No short-term or holiday letting of properties acquired under the post-2024 rules
- Greek tax number (AFM) and Greek bank account
- Health insurance covering the applicant and family members in Greece
- Source of funds documentation acceptable to the Greek bank and notary under AML rules
- In-person biometrics in Greece for each applicant
- Payment of the e-paravolo application fee for the main applicant and adult dependants
Investment options
Real estate in high-demand areas
€800,000
A single property of at least 120 square metres in Attica, Thessaloniki, Mykonos, Santorini or islands with more than 3,100 inhabitants.
Real estate elsewhere in Greece
€400,000
A single property of at least 120 square metres in any other region. Short-term letting is prohibited for property bought under the current rules.
Conversion or listed-building restoration
€250,000
Conversion of a commercial or industrial building to residential use, completed before filing, or the restoration of a listed building, which must be completed before the first renewal.
Government bonds or fixed-term deposit
€500,000
Greek government bonds with a residual maturity of at least three years, or a fixed-term deposit with a Greek credit institution, held for the life of the permit.
Greek-focused investment fund
€350,000
Units in an alternative investment fund or mutual fund investing exclusively in Greek companies or assets.
Start-up investment
€250,000
Equity in a start-up registered with the Elevate Greece platform, subject to job-creation and shareholding conditions.
Step-by-step process
- 1
Strategy and route selection
We review family structure, budget, tax residence plans and source of wealth to choose between property and capital routes and the relevant zone.
- 2
Tax number and bank account
A Greek AFM and bank account are opened, usually by a local lawyer acting under power of attorney.
- 3
Due diligence on the asset
Independent lawyers and engineers check title, planning, surface area and zone eligibility before contracts are signed.
- 4
Complete the investment
The purchase is completed before a notary and registered with the land registry or cadastre, or the financial investment is executed and certified.
- 5
File and attend biometrics
The application is filed, the blue certificate is issued, and each family member gives biometrics in Greece.
- 6
Permit issue and renewal
The five-year residence card is issued. Renewal requires proof that the investment is still held and that health insurance and criminal record checks remain in order.
Typical documents
- Valid passports and a Schengen visa or entry stamp where required
- Criminal record certificates from the country of residence, apostilled and translated
- Notarial deed of purchase and land registry or cadastre certificate
- Bank evidence that the purchase price or capital was paid in full
- Engineer's certificate confirming surface area and, where relevant, completed conversion or restoration
- Health insurance covering Greece for all applicants
- Marriage and birth certificates for dependants
- Proof of payment of e-paravolo fees
- Source of wealth evidence, such as tax returns, sale contracts or dividend statements
How Legal Wealth helps
Legal Wealth helps clients decide whether a Greek permit fits their wider plans, and if so, which route makes sense given the 2024 zone rules and the restrictions on letting. We coordinate independent Greek lawyers, notaries and engineers, insist on thorough title and planning checks before any commitment, and prepare source-of-wealth files that stand up to bank and notarial review. Where a family intends to relocate, we also look at the non-dom regime alongside succession and asset-holding structures, keeping every step discreet and tailored to the family.
Enquire with Legal WealthFrequently asked questions
Can I combine several smaller properties to reach the threshold?
Not under the current rules. Since the 2024 amendments, the investment must be made in a single property of at least 120 square metres, except for the €250,000 conversion and listed-building routes. A multi-property category for long-term rentals has been proposed but not yet legislated.
Can I rent out the property?
Long-term leases are allowed. Short-term or holiday letting of property acquired under the current rules is prohibited and can lead to revocation and a €50,000 fine.
Do I need to live in Greece?
No. There is no minimum stay to keep or renew the permit. Long-term residence and naturalisation, however, require genuine residence.
Does the permit allow me to work in Greece?
No. The investor permit allows residence but not employment. Holders may act as shareholders or board members of Greek companies.
Can it lead to Greek citizenship?
Naturalisation generally requires seven years of lawful residence, a good command of Greek and success in the naturalisation examination. It is not available on the basis of the investment alone.
What does the government charge?
The application fee is €2,000 for the main applicant and €150 for each adult family member, plus a small card fee. Property transfer tax, notary, land registry and legal costs are additional.
Last reviewed: 2026-10. Requirements, fees and timelines change. Information is general, reviewed on the date shown, and is not legal or tax advice.
