Greece Golden Visa (Residence by Investment)
Also known as: Greek Golden Visa · Greece investment residence permit
What it grants
Five-year renewable Greek residence permit (multiple-entry, Schengen access) for qualifying investors and eligible family.
Competent authority: Greek Ministry of Migration & Asylum / regional directorates
Research cutoff 2026-09-19 · 3 source references. Recheck material facts with the listed primary publishers before acting.
Quick answers
Answer-first summary from the source-dated record. Each answer is a research reference, not a personal eligibility decision.
- What does this route grant?
- Five-year renewable Greek residence permit (multiple-entry, Schengen access) for qualifying investors and eligible family.
- What is the published entry point?
- 250,000 EUR through Real estate purchase. This is not the total family or professional cost.
- Is physical presence required?
- No hard annual day-count required for basic renewal; long absences should be managed to preserve the route.
- Can family be included?
- Spouse, minor children, parents, and grandparents of the investors; extended family where dependency is proven.
- Does it lead to citizenship?
- Yes — Greek naturalization after 7 years of continuous legal residence (plus language/requirements).
This route fits if…
- Families seeking EU residence + Schengen access
- Investors wanting strong global access (top passport)
- Buyers outside the price-tier zones (lower minimum)
Needs professional review
- Which region/class your property or fund falls into (tier minimum)
- Eligible investment instruments (fund types, minimums)
- Source of funds & anti-money-laundering checks
- Dependants & family structure for your case
01Summary
Greece's RBI grants a 5-year residence permit (renewable) to investors in qualifying real estate, funds, or other eligible investments, with family inclusion and full Schengen travel.
Price tiers vary by region: main tourist/urban corridors (Athens, Thessaloniki, and listed islands) historically carry a higher minimum than the rest of Greece. 2024 changes added fund options and category rules — always check the consolidated text and which property class your purchase falls into.
No physical-presence residency quota is charged against you like a D6; Greek GRV holders are generally not subject to the 90/180 day Schengen cap on Greece itself while valid. No automatic path to PR — after 5 years you renew; citizenship follows the standard 7-year residence rule.
02Investment options
Real estate purchase
250,000 EUR min · Maintain while relying on routeResidential/commercial property; minimum varies by region tier.
Real estate (price-tier zones)
500,000 EUR min · Maintain while relying on routeAthens, Thessaloniki & listed islands — higher minimum.
Investment fund
250,000 EUR min · Per fund termsQualifying Greek funds (new option).
03Eligibility
- Qualifying investment at the relevant tier
- Clean criminal record
- Lawful source of funds
- Health insurance
- No inadmissibility grounds
04Family & dependents
Spouse, minor children, parents, and grandparents of the investors; extended family where dependency is proven.
- Spouse
- Minor children
- Parents & grandparents
05Physical presence
Presence is defined per rule dimension below — each with its own counting method. There is no single universal "days per year" number.
Renewal / status
No hard annual day-count required for basic renewal; long absences should be managed to preserve the route.
Counting method: Greece GRV does not impose a D6-style residency day-count.
Citizenship
~138 days7 years continuous legal residence for naturalization.
Counting method: Standard Greek naturalization period; absence rules apply.
06Timeline & duration
Real-estate files that are clean are often approved within months; title/legal due diligence and AML checks dominate the total. Not a guaranteed date.
Typical: 3–8 months end-to-end (2026 reference) · Duration: 5-year permit, renewable; PR is not automatic — citizenship at 7 years.
- Renew each 5-year cycle
- Maintain the qualifying investment
- Track any new tier/fund rules
07Costs
Investment capital is the dominant cost and is at market risk; official and professional fees are comparatively modest.
| Component | Basis | Amount |
|---|---|---|
| Investment (property / fund) | Investment capital | 250,000 EUR |
Government charges, investment capital, professional fees and other costs are separate. Figures are research references, not quotes; verify them with the responsible authority and qualified professional before acting.
Currency conversions use a reference EUR→USD rate of 1.08 as of 2026-09-19. All program amounts are stated in official currencies; verify current rates before budgeting.
08Documentation
Valid passport (all holders)
primary
Criminal record certificate
primary — Apostilled, translated.
Proof of qualifying investment / title
primary
Proof of source of funds
primary
Marriage certificate
spouse — Apostilled, translated.
Birth certificate
child — Apostilled, translated.
09Path to PR & citizenship
Permanent residence
No automatic PR — the 5-year permit is renewable; PR requires separate qualifying-residence application.
Citizenship
Yes — Greek naturalization after 7 years of continuous legal residence (plus language/requirements).
10Risks & refusals
- Investment principal at market risk
- Region-tier misclassification changes minimum
- Title/legal defects delay or block
- Source-of-funds failure → refusal
11Rule versions tracked
Law changes create cohorts — the version in force when you first acquired your permit or filed may govern your case. Both open and closed versions stay on record.
gr-ggv-v20242024-08-01 – presentactiveCurrent consolidated rule set with price tiers and added fund options.
- Price-tier minimums by region
- New qualifying fund options
gr-ggv-v20132013-10-18 – 2024-07-31closedOriginal 250k flat threshold era (later tiers introduced).
- Historical flat/low threshold
- Retained for cohort comparison only
12Sources of record
Government-run programme site.
Draft next-review date: 2026-12-19. A listed link and checked date do not certify that a rule is current. Recheck material facts with the responsible authority and a qualified professional before acting.