Greece permanent residency is open to non-EU nationals after 5 years of lawful, uninterrupted residence: you then apply for the EU long-term resident permit (type M.1), which costs €150, lasts 5 years and renews without re-proving the conditions (Migration Code arts 144, 146 and 171, checked 18 October 2026). Investors can instead hold a 5-year Golden Visa, renewable for as long as they keep a property worth at least €400,000 (€800,000 in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents), with no minimum stay (Migration Code art. 100, checked 18 October 2026).
Greek long-term resident status is a permanent residence status under EU Directive 2003/109: the law itself calls the status permanent, and only the card needs renewing every 5 years.
What Counts as “Permanent Residency” in Greece?
“Permanent residency” in Greece usually means one of three things. Knowing which one fits you is the most important decision:
Long-term resident permit (the standard route). After five continuous years of legal residence in Greece, you can apply for the EU long-term resident permit. You need A2-level Greek plus basic knowledge of Greek history and culture (a B1 language certificate alone also works), stable annual income at least equal to a minimum-wage earner's annual pay, and full health insurance. The income floor is calculated on 14 monthly salaries: €12,880 a year from April 2026, when the minimum wage rose to €920 a month, increased by 10% in total if you support dependent family members. Absences count towards the five years only if each is shorter than 6 consecutive months and they total no more than 10 months ([Migration Code art. 144](https://www.taxheaven.gr/law/5038/2023/arthro/144), checked 18 October 2026). The permit costs €150, lasts five years and renews without re-proving the conditions.
Golden Visa (investor route). A five-year renewable residence permit for those who invest, from €250,000 (conversions/restorations only), €400,000, or €800,000 in real estate depending on the area, with no minimum-stay requirement. It is often marketed as “permanent residency” because it renews indefinitely while you hold the investment. See our Greece Golden Visa guide for the full breakdown.
Family of a Greek or EU citizen. Close family members of Greek/EU citizens can obtain a residence card on a separate, faster track that leads to permanent status.
| Route | Best for | Time to qualify | Stay requirement | Key conditions | Renewal |
|---|---|---|---|---|---|
| Long-term resident permit | Workers, retirees, families already living in Greece | 5 yrs continuous legal residence | Max 6 mo absence at once / 10 mo total over 5 yrs | A2 Greek, income ≥ minimum wage, health insurance | Every 5 yrs (conditions not re-checked) |
| Golden Visa | Investors | Immediate on investment | None | €250k (conversions) / €400k / €800k real estate | Every 5 yrs while investment held |
| Family of a citizen | Close family of Greek/EU citizens | On approval | Live with the sponsor | Proof of relationship + sponsor's status | Typically 5 yrs, then permanent |
Compare every route in our Greece visas overview.
What are the requirements for the Greek long-term resident permit?
| Requirement | Rule | Where it is set |
|---|---|---|
| Residence | 5 years of lawful, uninterrupted residence immediately before you apply; years on a student permit count half | Migration Code art. 144(1)-(2) |
| Absences | Absences shorter than 6 consecutive months and no more than 10 months in total over the 5 years still count | Art. 144(3) |
| Income | At least the annual pay of a minimum-wage earner (minimum wage €920 a month since 1 April 2026), plus 10% in total for dependants | Art. 144(1)(a); Ministerial Decision 8934/2026 |
| Health cover | Full health insurance for you and your family | Art. 144(1)(b) |
| Greek | B1, or A2 plus a history and culture certificate; PEGP, Greek schooling or a Greek-taught degree also count; or 12 consecutive years of lawful residence | Art. 160 |
| Fee | €150 for the first permit; renewals are fee-free | Art. 171 |
| Decision | Within 6 months of a complete application, extendable by 3 months | Art. 145(5) |
| Validity | 5 years, renewed for 5 years at a time without re-proving the conditions | Art. 146 |
| Losing the status | 12 consecutive months outside the EU, or more than 6 years outside Greece | Art. 148 |
Pathway to Greece Permanent Residency
Becoming a permanent resident of Greece opens a world of opportunities. It provides you with the freedom to live, work, and travel throughout Europe, in addition to offering a high standard of living and a warm and welcoming culture. So, what are the steps to secure Greek residency? The answer lies in two main pathways: the Golden Visa program and the family reunification process.
The Greek Golden Visa is the investor route: a 5-year residence permit for buying a single property worth at least €400,000, or €800,000 in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. The €250,000 threshold applies only to converting a non-residential building (for example commercial or former industrial) to residential use, or restoring a listed building (Migration Code art. 100, checked 18 October 2026).
A further pathway is family reunification, which allows the spouse or registered partner, unmarried children under 21, the parents of both applicant and spouse and, since 6 February 2026, adult children of any age who lack legal capacity and are supported by the investor (Law 5275/2026) to be included in the Greek residency application. A child who turns 21 receives a separate 3-year permit of their own. We will now look at each route in detail, beginning with the Golden Visa program.
Eligibility Criteria for Greece Golden Visa Program
The eligibility criteria for the Greece Golden Visa Program are designed to be straightforward and inclusive, allowing a wide range of investors to take advantage of this opportunity. The primary requirement is a significant real estate investment, but the program is also open to various other forms of investment, which can include capital contributions to companies or purchases of government bonds. This flexibility in investment options means that investors can choose the route that aligns best with their financial strategies and long-term goals.
In addition to the investment requirement, applicants must provide full documentation of their investment and proof of a clean criminal record from their home country. It's also necessary to have medical insurance that will cover any healthcare expenses in Greece. These criteria ensure that applicants are prepared for their new life in Greece and contribute positively to the nation's economy and society.
By meeting these eligibility criteria, investors can expect a relatively smooth and efficient application process, leading to residency rights in Greece and access to all the benefits that come with it, including visa-free travel within the Schengen Area.
The Greek Golden Visa Program stands as a testament to Greece’s welcoming stance towards international investors and its commitment to fostering a multicultural and economically robust society.
Benefits of investing in real estate in Greece
Many buyers also see Greek property as an investment in its own right. Prices, rents and demand vary widely between Athens, Thessaloniki, the islands and the rest of the country, so judge a Golden Visa property on its own numbers rather than on the permit alone.
This growth can be attributed to several factors, including the country's robust tourist industry, which attracts a steady flow of visitors year-round, and a recovering economy that is fostering investor confidence. The allure of Greece's Mediterranean climate, the allure of its ancient architecture, and the potential for property appreciation due to increased demand all support its real estate market.
Furthermore, the Greek government has implemented favorable tax laws for real estate owners and investors, such as reduced property taxes and incentives for large-scale investments. These measures have made the prospect of investing in Greek real estate even more enticing for both domestic and international investors.
For those looking to invest in property, Greece offers a diverse range of options, from beachfront villas to urban apartments. The real estate market caters to various budgets and preferences, ensuring that investors can find a property that aligns with their investment goals. Whether one is seeking a vacation home, a permanent residence, or a rental property, the Greek market provides ample opportunities for profitable investment.
In addition to the tangible assets, investing in Greek real estate also opens doors to residency and potential citizenship. The Golden Visa program, which grants residency to non-EU investors who meet certain investment thresholds, is a prime example of how Greece is attracting foreign capital and talent. This residency can then lead to citizenship, offering investors and their families the benefits of living and traveling within the European Union.
Can I live anywhere in Europe with a Greek Golden Visa?
The Golden Visa gives you the right to live in Greece, on the mainland and the islands. It does not give you the right to live or work in other EU countries, and it is not a direct route to a Greek passport.
What it does give you is visa-free short stays in the rest of the Schengen Area, which is Greece plus 28 other countries, for up to 90 days in any 180-day period. That includes popular destinations such as France, Germany, Italy and Spain.
Essentially, while your residence is based in Greece, you have the freedom to travel across a significant portion of Europe, enjoying the diverse cultures, languages, and landscapes the continent has to offer.
Moreover, should you decide to pursue Greek citizenship after the required period of residency, you would then enjoy the full benefits of EU citizenship, including the right to live and work in any EU member state. This is an invaluable advantage for those looking to expand their personal and professional horizons.
The Greek Golden Visa thus serves as a stepping stone towards a broader European experience, providing both the immediate perks of mobility within the Schengen Area and the long-term potential for an established life anywhere within the European Union.
Greece Golden Visa Renewal Process
Golden Visa permits are issued for five years and can be renewed for further five-year periods. Renewal does not require additional investment, but you must retain ownership of the qualifying property or maintain your original investment.
To renew your Golden Visa, you must demonstrate that you still meet all the original conditions of the program. This includes providing proof of the sustained real estate investment or the continuation of the alternative investment that qualified you for the program initially.
Additionally, keep your health insurance valid. Time spent outside Greece does not stop a Golden Visa renewal: the law says periods of absence are no obstacle (Migration Code art. 100(4), checked 18 October 2026).
The process itself involves submitting an application for renewal, along with the necessary supporting documents, to the Greek immigration authorities. It's advisable to begin this process well in advance of the expiration of your current permit to avoid any potential issues or gaps in your residency status.
Legal assistance can be very helpful during this process, as legal professionals can help to ensure that all paperwork is completed correctly and submitted on time.
In summary, the renewal process is straightforward but requires careful attention to detail to ensure compliance with all requirements. By staying diligent and planning ahead, investors can smoothly transition through the renewal process and maintain their valuable residency status in Greece.
Golden Visa Greece: application processing timeline
On top of the property price you pay taxes, fees and professional costs. For a resale home, plan on roughly 6% of the price in taxes and fees, or about 8% to 9% if you also pay an estate agent. These are planning estimates, not fixed prices; your notary confirms the exact figures.
The timeline for processing a Greek Golden Visa application can vary depending on several factors, including the completeness of your application, the efficiency of the property transaction, and the responsiveness of the Greek authorities. Generally, the process can be outlined in the following steps:
- Selection of the property and an initial agreement with the seller.
- Legal due diligence to ensure the property is free of encumbrances.
- Finalization of the property purchase and acquisition of the necessary documents, such as the deed from the notary public.
- Submission of the Golden Visa application along with the required documents, including proof of the real estate investment.
- Review of the application by the Decentralised Administration. The law sets a 2-month target for issuing the permit once the file is complete (Migration Code art. 100(10)), although in practice it can take longer.
- Issuance of a confirmation that the application is being processed and a receipt that allows the applicant to reside legally in Greece while the application is reviewed.
- Approval of the application and issuance of the Greek Golden Visa, granting the holder and their family members the right to live in Greece and travel within the Schengen Zone.
Some steps can be sped up by experienced legal professionals, but external factors such as national holidays, administrative workload, and policy changes can stretch the timeline. Plan for flexibility and stay in regular contact with your lawyer on the progress of your application.
How much does the Greek Golden Visa cost?
Beyond the property price, budget roughly 6% for taxes and fees on a resale home (3% transfer tax, notary, Cadastre registration and a lawyer), or about 8% to 9% with an estate agent's commission. The government charges a €2,000 Golden Visa permit fee for the investor and a €16 card fee (Migration Code art. 171; Ministry of Migration, checked 18 October 2026); confirm each family member's fee on the e-paravolo portal before you pay.
To break it down further, the Greek government charges the permit and card fees above. Legal fees are often a significant part of the cost, since many applicants hire a lawyer for the purchase and the filing. Translation, certification and other document costs add to the total.
The real-estate investment itself (€400,000 or €800,000 depending on location, or €250,000 only for converting a non-residential building (for example commercial or former industrial) to residential use, or restoring a listed building) is separate from these costs. See our Greece Golden Visa cost breakdown and our guide to buying property in Greece for a worked example.
These costs change over time: government fees, service charges, and the details of your own application all move the total. Get current estimates from a lawyer who specialises in Greek immigration law before you commit.
What family members can I include when applying for a Golden Visa?
A Greek Golden Visa can cover your family as well. Applications can include your spouse or registered partner, your unmarried children under 21 and the parents of both spouses. Since 6 February 2026, adult children of any age who lack legal capacity and live with and are supported by the investor can also be included (Law 5275/2026). A child who turns 21 while holding the family permit receives a separate 3-year permit of their own. Other adult children cannot be added on grounds of financial dependence or study.
The Golden Visa Route
The Greece Golden Visa program has gained significant attention worldwide due to its investor-friendly features. It’s an attractive option, whether you’re a real estate investor seeking profitable opportunities or an individual looking to secure a future in the heart of Europe. Since September 1, 2024, Greece uses a tiered investment system based on location:
- €800,000: Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents (single property, minimum 120 sqm)
- €400,000: All other regions of Greece (single property, minimum 120 sqm)
- €250,000: only for converting a non-residential building (for example commercial or former industrial) to residential use, or restoring a listed building, in any area
Important: Golden Visa properties cannot be used for short-term rentals (e.g., Airbnb). Violations can result in cancellation of the residence permit and a €50,000 fine.
Despite the increases, Greece remains one of the more accessible Golden Visa programs in Europe. The absence of a minimum stay requirement and the five-year validity of the visa further add to its appeal.
Applying for the Golden Visa follows a set sequence. The law sets a 2-month target for issuing the permit once the file is complete (Migration Code art. 100(10)), but document gathering and the property purchase come first, and processing can take longer in practice. It involves the following steps:
- Making an investment in Greece’s economy, such as purchasing property or placing a qualifying term deposit in a Greek bank.
- Providing a certified copy of a valid passport and a valid national visa.
- Paying the required fee for the issuance of the residence permit.
The residence permit is renewable every five years for as long as you keep the investment, and family members can receive their own permits.
Family Reunification Process
Family reunification enables investors to bring their family into the Greek residency application. Eligible family members include the spouse or registered partner, unmarried children under 21, the parents of both applicant and spouse, and (since February 2026) adult children who lack legal capacity and are supported by the investor. A child who turns 21 receives a separate 3-year permit of their own.
To include a spouse in the application, a certified copy of the marriage certificate is required, and for children, a certified copy of their birth certificate is needed. Keep in mind that a reputable Greek authority must certify the official translation of these documents into Greek. Additionally, family members must apply for a residence permit before their current visas expire.
Understanding the Greek Golden Visa Program
Since its inception, the Greece Golden Visa program has acted as a beacon of opportunity for non-EU nationals aspiring to gain residency in a European nation. The program’s unique benefits and straightforward application process have made it a popular choice among investors worldwide.
While the Golden Visa program primarily offers a route to long-term residence in Greece, it can also lead to Greek citizenship. Holders who actually settle in Greece and meet the naturalisation conditions can eventually qualify for citizenship and an EU passport.
Eligibility and Investment Criteria
Investors must satisfy specific eligibility criteria to be considered for the Greek Golden Visa program. To qualify, a real estate investment is required, with minimum thresholds ranging from €400,000 to €800,000 depending on location, with a €250,000 exception for qualifying conversion and restoration projects (see tiered pricing above). Investors can meet this requirement by purchasing property in Greece or through other investment options such as government bonds or shares in venture capital funds.
Financing this investment is also possible, either through a loan from a domestic bank or through external funding from abroad. Such flexibility in investment and financing options bolsters the attractiveness of the Greek Golden Visa program for investors.
Advantages of the Greek Golden Visa
The Greek Golden Visa program offers numerous advantages that set it apart from other residency-by-investment programs. For one, the program doesn’t have any minimum residency or language requirements. This means that investors can maintain their residency status without necessarily living in Greece full-time.
Greek Golden Visa holders can live in Greece and travel freely within the Schengen area. One limit to note: the Golden Visa permit itself gives no right to any form of employment in Greece (Migration Code art. 100(9)), so check your position before taking on paid activity there. Combined with Greece's strategic location and high standard of living, it remains an attractive option for investors seeking European residency.
Choosing a Qualifying Property
Investing in real estate can be a complex process, especially in a foreign country. However, with the right knowledge and guidance from real estate investment companies, it can also offer lucrative returns. In Greece, the real estate market provides a wealth of opportunities for investors, thanks to the country’s strong tourism industry and favorable property prices.
Whether your sights are set on a property in Greece, it’s vital to:
- Select an appropriate property
- Comprehend the financial impacts of your investment
- Assess the property’s profitability
- Consider the potential for growth
- Evaluate the rental market
- Understand the legal and regulatory framework for real estate investments in Greece.
Choosing the Right Property
Selecting an appropriate property for your investment is a pivotal step in the Golden Visa application process. The property should meet the Golden Visa criteria and offer potential for capital appreciation and rental income. It’s essential to consider factors such as the property’s location, its potential for growth, and the state of the local rental market.
The value of a property in Greece can be evaluated using several methods, including:
- Comparative value method: comparing the property to similar properties in terms of location, amenities, size, and layout.
- CMA (Comparative Market Analysis): analyzing recent sales of similar properties in the area.
- Income approach: estimating the property’s value based on its potential income.
- Cost approach: calculating the property’s value based on the cost of replacing it.
These methods can help estimate the value of a property in Greece.
Financial Considerations
Investing in Greek real estate necessitates understanding the financial factors involved. This includes understanding the taxes and fees associated with purchasing and maintaining real estate in the country.
For instance, when you buy a resale property in Greece you pay a 3% transfer tax on the taxable value (about 3.09% with the municipal surcharge). Owners also pay the annual ENFIA property tax, which depends on the property's taxable value, size and location. For current rates and reliefs, see our guide to taxes in Greece.
Maintaining Your Greek Residence Permit
Once you’ve obtained your Greek residence permit, it’s important to maintain it to continue enjoying the benefits of living in Greece. This involves meeting the renewal requirements and, if you’re interested, preparing for the transition to Greek citizenship.
Golden Visa and long-term resident permits are renewed every five years. Since Law 5275/2026, a renewal application is filed in the 2 months before the permit expires; a late application is still accepted up to 3 months after expiry with a fine of €100 for each month of delay, and after that it is not accepted except for force majeure.
Renewal Requirements
Start gathering your renewal documents early, so you can file within the 2 months before expiry. The renewal process involves:
- Submitting a completed application form
- Providing four recent passport-sized photos
- Presenting a valid passport
- Providing proof of health insurance coverage.
Missing the renewal window has real consequences: a late filing costs €100 for each month of delay, and after 3 months the renewal application is no longer accepted, so you would need to apply again on a new basis. It's therefore crucial to stay on top of your renewal dates.
Transitioning to Greek Citizenship
After seven years of residency in Greece, you may be eligible to apply for Greek citizenship. This transition can open up even more opportunities, as Greek citizens are also EU citizens and can enjoy the benefits that come with EU citizenship, including the freedom to live, work, and study anywhere in the EU.
However, naturalisation has strict conditions. Greek citizenship is a separate step: you need 7 years of lawful and permanent residence, holding a qualifying permit such as the long-term resident permit or the Golden Visa when you apply (12 years on other permits), plus the PEGP knowledge certificate (MITOS naturalisation procedure, checked 18 October 2026). Holding permanent residency does not by itself shorten this timeline. See our Greek citizenship guide for the full process.
Setting Up Life in Greece
Establishing a life in Greece extends beyond simply securing residency. It includes establishing your financial foundations, learning the Greek language, and immersing yourself in Greek culture and society. By doing so, you’ll be better equipped to make the most of your new life in Greece.
Whether you’re planning to start a business in Greece, retire in the sunny Mediterranean, or simply enjoy a change of pace, setting up your life in Greece can be a rewarding and enriching experience. Let’s explore how you can go about it.
Establishing Financial Foundations
To get set up in Greece, first you must:
- Establish your financial footing
- Open a Greek bank account
- Obtain a tax number
- Become familiar with the Greek financial system
In addition to these basic financial preparations, you'll also need to understand the Greek tax system. A residence permit does not by itself make you tax resident: you become a Greek tax resident if your permanent home or centre of life is in Greece, or if you spend more than 183 days in Greece in any 12-month period, and then Greece taxes your worldwide income. The top rate of 44% applies to employment and business income above €60,000 (raised from €40,000 by Law 5246/2025, effective 1 January 2026), and rental income is taxed at up to 45%. See our guide to taxes in Greece.
Immersing in Greek Culture and Society
Settling in is easier if you learn some Greek, join local communities, and take part in cultural life.
Learning Greek can be a rewarding endeavor, and there are numerous resources available to help you. For instance, Gratis Global provides a range of free language resources, while LingoHut offers online lessons for vocabulary development. Participating in local communities and traditional cultural practices can also enhance your understanding of Greek culture and provide enriching experiences.
Comparing Greece with Other Golden Visa Countries
It can be beneficial to juxtapose Greece’s Golden Visa program with comparable programs in other nations as you contemplate your residency investment options. This comparison can provide valuable insights into the unique benefits of the Greek program and help you make an informed decision.
For instance, unlike many other Golden Visa programs, Greece’s program does not require applicants to reside in the country to maintain their residency. Furthermore, while Greece requires seven years of residency for citizenship, some routes are slower: Portugal, for example, now requires ten years (seven for CPLP nationals) after its 2026 nationality-law reform.
Legal Procedures and Documentation
| Country | Residence-by-investment | Minimum stay | Years to citizenship |
|---|---|---|---|
| Greece | €400k–€800k real estate (€250k conversions) | None | 7 |
| Portugal | €500k funds (real-estate route closed) | 7 days in year 1, then 14 per 2 years | 10 (7 for CPLP) |
| Spain | Golden Visa abolished (Apr 2025) | — | 10 (2 for Ibero-American) |
| Italy | From €250k (startup) / €500k (company) | None | 10 |
The Greek Golden Visa application entails several legal procedures and necessitates a variety of documents. Preparing these documents accurately and adhering to the legal procedures can ensure a smooth application process and increase your chances of success.
From acquiring a Greek tax number to submitting the right documents for your application, these procedures can be complex. A Greek consulate can tell you which visa and documents apply to you, but it does not act as your representative. Start with your Greek AFM tax number.
Required Documents Checklist
Collecting all the required documents for your Greek Golden Visa application is an essential step in the process. The required documents include:
- A completed application form
- Four recent color photographs
- A valid passport
- Health insurance coverage
- Evidence of accommodation in Greece
- Proof of sufficient financial resources
If you’re applying through the real estate investment route, you’ll also need to provide the following documents:
- Sales Contract
- Title Deeds
- Land Registry Certificate
- Notary Certification
It’s important to check and double-check all documents to ensure their accuracy and completeness.
Legal Assistance and Representation
A good lawyer speeds up the Golden Visa process considerably: they verify the qualifying investment, keep the file compliant, and prepare the documentation.
Movingto's Greece Golden Visa service plans the route, sequences the purchase and the residence filing, and prepares the documents with you. It is priced per case, so ask for a quote.
Are there any restrictions in place for purchasing real estate in Greece?
At present, there are no blanket restrictions on foreign property purchases in Greece. However, since September 1, 2024, Golden Visa thresholds vary by location: €800,000 in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, €400,000 in all other areas, and €250,000 only for converting a non-residential building (for example commercial or former industrial) to residential use, or restoring a listed building. Standard €400,000/€800,000 purchases must be a single property of at least 120 square meters.
Short-term rental restriction: Properties used for the Golden Visa cannot be rented on platforms like Airbnb. Violating this rule may lead to permit cancellation and a €50,000 fine. Greece's Golden Visa grants residency for up to five years, renewable upon maintaining the investment.
This inclusive approach allows investors and their families to explore a variety of living options, ranging from modern urban apartments in Athens to charming villas on the islands.
The market itself is varied. City-centre apartments in Athens or Thessaloniki, island houses, and beachfront property can all qualify, provided the purchase meets the threshold and single-property rules for its location.
One rule to watch since September 2024: standard €400,000 and €800,000 purchases must be a single property of at least 120 square meters. You cannot combine several cheaper properties to reach the threshold, as was possible under the old rules.
The application process itself is standardised, and most of it can be handled by a lawyer under power of attorney.
Summary
Greece offers two workable roads to permanent residence: live in the country for five years and earn the long-term resident permit, or invest and hold the Golden Visa. Both renew every five years and both can lead to citizenship for those who genuinely settle.
Which route fits depends on how much time you plan to spend in Greece: the Golden Visa suits investors who want flexibility without relocating, while the long-term resident permit is the natural end-point for people already living there.