0 days
Minimum stay requirement — zero mandatory days per year to maintain your Greek Golden Visa residency
€250k
Entry-level property investment in most Greek regions — one of the lowest thresholds for EU residency by investment in Europe
5yr
Renewable 5-year permit with a clear long-term path to permanent residency and Greek citizenship eligibility
Why Investors Choose the Greece Golden Visa
Greece offers one of the most compelling combinations in European residency-by-investment: a low entry threshold, a tangible income-generating asset in a thriving tourism market, zero minimum stay, and full Schengen access for the entire family. For investors seeking genuine real estate ownership alongside EU residency — rather than a fund subscription or donation — Greece stands apart.
Ultimate Flexibility
Zero Stay Requirement. Full EU Residency.
Schengen Access · Zero Minimum Stay · No Relocation Required
The Greece Golden Visa imposes no minimum number of days per year in Greece to maintain residency — you can live your life entirely in the US while holding a valid EU residence permit. Schengen Area access means seamless travel across 27 countries on your Greek residence card. No other comparable EU programme offers this combination of low cost and zero stay obligation.
Family & Legacy
One Investment. Whole Family Covered.
Spouse · Children Under 21 · Dependent Parents of Both Spouses
A single Golden Visa application covers your spouse, children under 21, and the dependent parents of both you and your spouse. All family members receive the same residency rights and Schengen access. Your real estate investment secures a European future for your entire family — and the property itself generates rental income while you maintain your US life.
Greece Golden Visa: Real Estate Investment Tiers
The Greece Golden Visa is primarily a real estate programme. The minimum investment depends on the location of the property. Only one property is required, and our team ensures your selection is fully compliant, strategically sound, and aligned with both your residency goals and investment objectives.
| Property Location | Minimum Investment & Key Notes |
|---|---|
| Most Greek regions €250,000 minimum |
The standard threshold applies to the majority of Greece — including many attractive mainland regions, the Peloponnese, northern Greece, and smaller islands outside the premium tier. This is one of the lowest qualifying thresholds for EU residency by investment anywhere in Europe. |
| Premium locations €500,000 minimum |
The higher threshold applies to high-demand areas: central Athens (Attica region), Thessaloniki, Mykonos, Santorini, and several other popular islands. These areas command higher property values but also offer strong rental yield potential from Greece's substantial tourism market. |
| Property type Residential or commercial |
Both residential and commercial properties qualify. The investment can be a single property or multiple properties totalling the minimum threshold. The property must be registered in the investor's name (or through a qualifying legal entity) and cannot be used as an Airbnb-style short-term rental for Golden Visa purposes in some jurisdictions — verify with your legal advisor. |
| Rental income potential Tourism-driven yield |
Greece received over 33 million tourists in 2023. Properties in eligible areas — particularly coastal and island locations — have demonstrated strong short-term rental yields. Unlike some other Golden Visa routes, your Greek investment is a tangible, income-generating asset rather than a donation or fund subscription. |
| Minimum stay requirement Zero — none required |
Unlike Portugal's 7-day average or Austria's continuous presence requirement, the Greece Golden Visa imposes no minimum number of days per year in Greece. Maintain your full life in the US, visit when you choose, and your residency remains fully valid. |
Greece offers something no other EU Golden Visa programme can quite replicate: a tangible property asset in one of Europe’s most visited countries, at one of the continent’s lowest entry points, with zero minimum stay. For investors who want real ownership alongside real residency, it is a compelling proposition.
US GO EU — Greece Golden Visa Guide
The Greece Golden Visa Application Process
Step 1 — Property Identification & Legal Due Diligence (Months 1–2)
Engage your Greek legal team to identify a qualifying property that meets the investment threshold for your target region. Obtain a Greek Tax Registration Number (AFM) — essential for all property transactions. Open a Greek bank account. Your lawyer conducts full title due diligence: verifying ownership, checking for encumbrances, confirming planning status, and ensuring the property qualifies under current Golden Visa regulations. Never proceed to purchase without a completed legal due diligence report. Our team connects you with vetted Greek lawyers and property specialists with experience handling US investor transactions specifically.
Step 2 — Property Purchase & Application Submission (Months 2–4)
Execute the property purchase with your notary and legal team — transfer of ownership is registered with the Greek Land Registry. Once purchase is complete and registered, submit your Golden Visa application to the Greek Ministry of Migration, supported by: proof of property purchase and payment, AFM, clean criminal record (apostilled FBI check), valid passport, health insurance valid in Greece, and proof of family members to be included. Applications are currently being processed by the Migration Ministry's regional offices — your lawyer manages the submission and tracks progress.
Step 3 — Residence Permit, Renewals & Long-Term Options
Upon approval, your 5-year residence permit is issued — valid for the entire family included in the application. No minimum stay is required to maintain it. Renew every 5 years by demonstrating continued property ownership. After renewal periods: Greek permanent residency and eventual citizenship eligibility under standard Greek naturalisation law (typically requiring 7 years of actual residence — distinct from the Golden Visa holding period). Your property meanwhile generates rental income from Greece's 30+ million annual tourist market. Optional: engage a Greek property management company to handle rentals while you remain in the US.
Our End-to-End Greece Golden Visa Service
Dedicated International & Greek Specialists
A bilingual team fluent in Greek law, real estate, and the specific needs of international investors — including the US-specific dimensions (AFM setup, cross-border tax, FBAR/FATCA implications of foreign property ownership). We bridge the gap between the US investor's perspective and the Greek legal and property market reality.
Full-Service Execution
From legal due diligence and compliant property sourcing through purchase execution, application filing, permit collection, and renewal management — we manage the entire process. If desired, we also connect you with trusted Greek property management companies to handle rental income while you remain abroad.
Trusted Local Network
Direct access to vetted Greek lawyers, tax advisors, notaries, and real estate specialists across Greece — in Athens, Thessaloniki, Crete, the Peloponnese, and the islands. Every partner has been selected for transparency, expertise, and experience with international investor transactions specifically.
Transparent, Fixed-Fee Process
Clear timelines, upfront costs, and continuous updates for complete peace of mind. We do not take commissions on property sales — our fee is fixed and our incentive is your successful residency outcome, not the sale of any particular property. This alignment matters.
What to Know Before You Apply
Investment thresholds have changed — confirm the current rate for your target location
Greece has adjusted its Golden Visa investment thresholds in recent years. Premium locations — central Athens (Attica region), Thessaloniki, Mykonos, Santorini, and several popular islands — now require €500,000, while most other regions remain at €250,000. These thresholds are subject to further revision. Always confirm the current applicable threshold for your specific target area with your Greek legal advisor before committing to any purchase.
Processing times vary by region — plan for delays
Greek Golden Visa processing is handled by regional Migration Ministry offices, and timelines vary significantly by location and caseload. Current processing from application submission to permit issuance ranges from a few months to over a year in some offices. Your residency rights are recognised from the date your application is accepted — but plan for processing time when structuring travel and investment timelines.
Foreign property ownership has US tax reporting obligations
Purchasing real estate in Greece and holding a Greek bank account creates US tax reporting obligations — including FBAR filing for accounts over $10,000 and potential FATCA disclosure. Rental income from a Greek property is taxable in the US. Consult a cross-border tax advisor familiar with both US expat tax law and the US-Greece tax relationship before completing any purchase.
Citizenship requires actual residence — the Golden Visa alone does not qualify
Greek citizenship by naturalisation requires genuine physical residence in Greece — typically 7 years of actual living in the country. Simply holding a Golden Visa permit with zero days in Greece does not accumulate citizenship-qualifying residence time. If Greek citizenship is a long-term goal, you must plan for periods of actual residence. If an EU passport is the primary objective without relocation, consider Portugal or Luxembourg programmes.
Title due diligence is non-negotiable in the Greek property market
The Greek property market has historical complexities including disputed ownership, incomplete cadastral registrations, and informal building extensions. A thorough title search by a qualified Greek lawyer — covering at least 20 years of ownership history, encumbrances, and planning compliance — is mandatory before any purchase. Never rely on a seller's assurances or an agent's verbal confirmation of title. This single step protects your entire investment and residency application.
The Greece Golden Visa is right for you if
- →You want EU residency and Schengen access with zero minimum stay requirement — maintain your US life entirely.
- →You seek a low entry point (from €250,000) and a tangible, income-generating real estate asset.
- →You want to cover your entire family — spouse, children under 21, and dependent parents of both spouses — under one investment.
- →You value property ownership in one of Europe’s most visited tourism markets with strong rental yield potential.
The Greece Golden Visa offers exceptional value — but its success depends on a compliant property investment, thorough title due diligence, and a flawless application. We connect you directly with trusted, on-the-ground experts in Greece: from identifying the ideal qualifying property to managing every step of the residency process with our vetted legal partners.