Article Overview
The Greece Golden Visa gives non-EU investors and their families a five-year renewable residence permit in exchange for a qualifying investment, most commonly in real estate. In 2024 Greece restructured the thresholds so that the minimum investment now depends on where the property is located. This guide explains the tiers and what they mean for investors from Pakistan, the UAE and elsewhere.
The three investment tiers
€800,000: high-demand areas
The highest threshold applies to property in Attica (including Athens), Thessaloniki, Mykonos, Santorini and Greek islands with more than 3,100 residents. In these areas, the investment must usually be in a single property of at least 120 square metres.
€400,000: the rest of Greece
Property in other regions of Greece qualifies at €400,000, again usually in a single property of at least 120 square metres.
€250,000: conversions and restorations
The lower €250,000 threshold remains available for specific cases, such as converting commercial buildings into residential use or restoring listed buildings. These projects have additional conditions and require careful legal and technical checks.
Key rules to know
- Single property: in the higher tiers, the minimum must generally be met with one property rather than several smaller ones.
- No short-term rental: properties bought under the Golden Visa generally cannot be used for short-term rentals such as holiday lets.
- Keep the investment: you must keep the qualifying investment for the life of the permit.
- Other investment routes: besides real estate, there are options such as investments in Greek companies, bonds or funds, with their own thresholds.
Who can be included?
The main investor can include a spouse or registered partner, children under 21 and the parents of both spouses. Family members receive their own residence permits.
Benefits
- A five-year residence permit, renewable as long as you keep the investment.
- No minimum stay requirement to keep the permit.
- Visa-free travel within the Schengen area for short stays, under Schengen rules.
- Access to Greek education and healthcare.
Note that the Golden Visa permit itself does not allow employment in Greece. Living in Greece for longer periods can, over time, open other paths such as long-term residence, subject to the general rules.
Application steps
- Choose the region and property, checking that it meets the size and tier rules.
- Get a Greek tax number (AFM) and open a Greek bank account.
- Complete legal due diligence on the property through a Greek lawyer.
- Sign the purchase contract with a notary and transfer the funds through the banking system.
- Submit the residence permit application with the required documents.
- Give biometrics in Greece and receive your permit.
Documents commonly required
- Valid passports for all family members.
- Property purchase contract and land registry certificate.
- Proof of the funds transfer through a bank.
- Health insurance covering Greece.
- Criminal record certificate, legalised or apostilled.
- Marriage and birth certificates for family members.
How ZANS Consultants can help
We help you understand the tiers, coordinate with Greek legal partners on due diligence and prepare the residence permit file. Learn more about our Greece Golden Visa service, compare options on our Golden Visa page, or book a consultation.
General information only: Greek Golden Visa thresholds, zones and conditions change. Check the latest rules with a Greek lawyer and the official portal before investing. The Greek authorities make the final decision on every application.
