ROWPROCESS
ISSUE 01
Advisor Guide
Inside the Application
8 MIN READ
How Our Advisors Handle Your Residency Application
A step-by-step look at how ROW immigration advisors manage your case from start to approval.
Read GuideGreece Golden Visa
Min Investment
€250K
Processing
6–9 mo
Schengen Access
29 Countries
Stay / Year
Zero Days
Permit Term
5 Years · Renewable
Residency by Investment · Est. 2013
Greece Golden Visa.
EU residency with
zero days required.
Greece's Golden Visa is the most affordable EU residency programme with no minimum stay. Property from €250K (heritage), 5-year permits, and a citizenship path after 7 years of full residence. We'll surface the real zoning, tax, and price-tier trade-offs first.
Greece Golden Visa Overview
Greece Golden Visa: EU Residency from €250K - No Minimum Stay
Greece's Golden Visa programme (Law 4251/2014) remains the most affordable EU residency-by-investment route in 2026. Real estate from €250,000 in heritage and conversion projects. Funds, bonds, and bank deposits as alternative routes. Zero stay requirement to maintain the permit. Spouse, children up to 24 (with study extensions), and parents of both partners - all included.
The trade-off is the citizenship path: 7 years of genuine residence (183 days/year) plus a Greek language and culture exam. Most clients keep Greek residency as a flexible EU base while building citizenship elsewhere. Athens property remains a strong yield play with 7.8% YoY appreciation into Q3 2024 and 4–5% rental yields.
Greece Golden Visa Investment Routes
Greece Golden Visa Investment Routes
All three Greece Golden Visa routes are real estate-based. The right tier depends on location preference and budget - from €250K heritage conversions anywhere in Greece, to €400K standard regions, to €800K in Athens and the premium islands.
Min Investment
€250,000
Conversion / Heritage
Commercial-to-residential conversions or restoration of listed architectural monuments. Lowest-threshold route.
- Lowest entry point
- Any location in Greece
- Heritage tax incentives
Min Investment
€400,000
Standard Regions
Single property minimum 120 sqm in lower-demand zones. Most flexible mainstream route.
- Single property only
- Long-term rental allowed
- Strong yield regions
Min Investment
€800,000
High-Demand Areas
Athens, Thessaloniki, Mykonos, Santorini. Premium positioning, premium price.
- Prime locations
- Highest appreciation
- International tenant pool
Greece Golden Visa Benefits
Greece Golden Visa Benefits
- Zero minimum stay requirement to maintain residency
- 5-year renewable residence permit (one of EU's longest initial terms)
- Schengen Area travel without additional visas
- Right to live, work, and study in Greece
- Rental income permitted (long-term 6+ month leases)
- Greek citizenship eligible after 7 years
Greece Golden Visa Risks
Greece Golden Visa Risks & Considerations
- Citizenship path requires 183 days/year physical presence for 7 years PLUS Greek language and culture exam
- High-demand zones (Athens, Mykonos, Santorini) now require €800,000 minimum
- Same-sex couples require a cohabitation agreement registered in Greece specifically
Program terms subject to change. We verify the current legal position with our Athens counsel before any commitment.
Ready to start your Greece Golden Visa journey?
Book a free consultation with Gavin V. - Residency-by-Investment Director | 12+ years experience
Greece Golden Visa Application Process
Greece Golden Visa Application Process
01
Strategy & Eligibility
Week 1–2Map family composition, tax position, and route options. We'll narrow the right zone and price band before any property viewings.
02
Document Preparation
Week 3–6Apostille, certified translations, criminal records, financial proof, and dependent docs. Greek tax number (AFM) issued in parallel.
03
Property / Investment Selection
Week 4–10Shortlisting, due diligence on title and zoning, valuation, and reservation. Investment funds vetted for regulated status.
04
Investment Execution
Week 8–14Notarial signing, capital wired through Greek bank account, deed registration, and tax filings completed.
05
Application & Biometrics
Month 4–6Residence permit application, biometric appointment, and 5-year permit issued. Travel-ready across all 29 Schengen countries.
Greece Golden Visa Cost Breakdown
Greece Golden Visa Cost Breakdown
Indicative costs for a family of four on the standard regions real estate route (€400K). Property is held as an asset and saleable after the holding period.
| Cost Item | Indicative Cost |
|---|---|
| Property Purchase (Standard Region) | €400,000 |
| Property Transfer Tax | €12,360 |
| Notary, Registration & Land Office | €6,000–10,000 |
| Legal Fees (Greek counsel) | €10,000–18,000 |
| Government Application Fees | €2,000–4,000 |
| Document Preparation | €1,500–3,000 |
| Advisory & Coordination | €8,000–14,000 |
| Total Estimate | €440,000–462,000 |
Understand your options before you decide.
Discuss your goals, investment preferences, and timeline with a ROW Immigration advisor.
How It Works
Invest once. Renew for life.
A qualifying investment - most commonly Greek real estate - earns a five-year renewable residence permit for the whole family, with Schengen access and no requirement to live in Greece. The permit renews indefinitely while the investment is held. Property must generally be a single unit of at least 120 m².
Can include
- Your spouse or legally recognised registered/civil partner
- Unmarried children under 21 years old
- Children up to age 24 if they are full-time students or transition to an independent permit category
- Your parents (the main applicant's parents) and your spouse's parents (parents-in-law)
Who It Suits
Who Greece suits best.
01
Clients who want a tangible EU real-estate asset alongside residency
02
Those who value zero stay requirement and Schengen access over a fast passport
03
Budget-sensitive clients who genuinely fit the €250k conversion route
Advisor Resources
Guides from Our Immigration Advisors
Written by our immigration advisory team to help you navigate residency and citizenship by investment.
ROWSTRATEGY
ISSUE 02
Advisor Guide
Citizenship vs Residency
6 MIN READ
Citizenship vs Residency: An Advisor's Breakdown
Our immigration advisors explain the key differences and which path suits your goals.
Read Guide
ROWTAX
ISSUE 03
Advisor Guide
Tax Planning Essentials
10 MIN READ
Tax Planning Advice for Golden Visa Holders
Advisor insights on navigating tax implications across multiple jurisdictions.
Read Guide