Capital to residency. No management required.
The Greece Golden Visa is a pure capital-to-residency vehicle — granting immediate EU permanent residency in exchange for strategic real estate or financial investment, with zero physical stay requirements and true three-generation family coverage.
Investment Architecture & Tier System
Following Law 5100/2024, the program operates under a geographic and asset-class tiered framework. Each tier carries strict structural requirements — not just a capital floor.
Entire Region of Attica (Greater Athens & Piraeus), Thessaloniki, Mykonos, Santorini, all islands with population over 3,100 (Crete, Rhodes, Corfu, Paros).
- →Single, discrete property — no portfolio bundling
- →Minimum living area of 120 m²
Mainland Greece outside Attica/Thessaloniki. Regional coastal areas and secondary municipal markets. Minor islands with population under 3,100.
- →Single, discrete property — no portfolio bundling
- →Minimum living area of 120 m²
Valid in prime central Athens, Piraeus, or elite islands. Two qualifying asset types only.
- →Asset Rule A: Commercial-to-residential conversion — completed before filing
- →Asset Rule B: Heritage/monument building with full restoration before first renewal
For investors preferring an asset class free of property maintenance. Capital must be placed in a Greek credit institution for minimum 1 year (auto-renewing), or in Greek government bonds with at least 3 years remaining maturity.
Absolute Restrictions & Compliance Rules
The Airbnb Proscription
Golden Visa properties cannot be placed on Airbnb, Booking.com, or VRBO. Only personal use or long-term traditional residential leases are permitted. Violation triggers immediate permit revocation and a €50,000 statutory fine.
No Commercial Registration
Properties acquired via the €250,000 conversion pathway cannot be used as the registered legal corporate seat or branch of any business entity.
Banned Payment Instruments
Cash payments, crypto-asset settlements, and third-party bank transfers from individuals not listed on the application are strictly illegal and will fully invalidate your file.
Full-Payment at Deed Execution
The entire investment amount must be paid in full at the time of executing the final property deed. Installment structures or partial payments are legally ineligible for residency issuance.
Capital Verification Requirements
The full investment amount must be paid at deed execution — no installments, no partial payments. Funds must move via cross-border wire transfer from the applicant's overseas bank directly to the seller's verified Greek account.
Electronic Cross-Border Wire
Funds must move from the main applicant's overseas bank account directly into the seller's verified Greek bank account — or via a certified bank check issued by a Greek credit institution.
Greek Tax Number (AFM) First
Nexa secures your AFM and opens your Greek bank account via remote Power of Attorney before any capital is deployed — a mandatory prerequisite for property execution.
Cash, Crypto & Third-Party Transfers
Cash payments, crypto-asset settlements, and any wire from a person not named on the visa application will invalidate the application entirely with no recourse.
Streamlined Renewals
No language test. No wealth reassessment. No physical presence check. Only two conditions must be met at each renewal.
- Certified land registry proof that you remain 100% legal titleholder of the qualifying property
- Active Greek medical insurance policy for all applicants on the file
Greek Citizenship
The Golden Visa grants permanent residency — not automatic citizenship. Naturalization is optional and requires deep physical integration.
- 7 consecutive years of physical residence (183+ days/year)
- Continuous local tax filing and fiscal integration
- Greek language & culture exam at minimum B1 level
- Dual citizenship fully recognized — no renunciation required
with no stay condition
Permanent EU residency for your entire family — across three generations — maintained simply by keeping your investment.
Start Your Application →Frequently Asked Questions
Can I split my investment across two or more properties?
Is the €250,000 conversion option available in Athens?
What happens to my family's residency if I sell the property?
Am I allowed to work or take a job in Greece on a Golden Visa?
Can a minor act as the main applicant?
What happens to children's visas when they turn 21?
Frequently Asked Questions
Can I split my investment across two or more properties?
Is the €250,000 conversion option available in Athens?
What happens to my family's residency if I sell the property?
Am I allowed to work or take a job in Greece on a Golden Visa?
Can a minor act as the main applicant?
What happens to children's visas when they turn 21?
Are there annual property taxes in Greece?
Can I invest via a corporate entity instead of personally?
What if my heritage building is not restored within 5 years?
Do my family or I ever need to speak Greek to keep the Golden Visa?