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From EUR 400,000: real estate Golden Visa
Schengen access with no minimum stay
3-generation family inclusion
From EUR 400,000: real estate Golden Visa
Schengen access with no minimum stay
3-generation family inclusion
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Visa-free entry
To the EU and the Schengen Area countries
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Fast application processing
Within 6 months.
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An opportunity to live in any EU country
No residence limits in Greece, and up to 90 days per year in other EU countries
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Tax Exemptions
Alternative or lump-sum tax of €100,000 per year on non-Greek income for 15 years
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Return on investment
Option to purchase commercial or residential rental property with an annual return of up to 5%, and a return on initial investment in 5 years
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Access to EU banking system
The right to open and service accounts in reliable class A EU banks
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The clear path to EU citizenship in 12 years
For investors who keep their assets and, as part of the Golden Visa program, get their residence permit extended
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No restrictions on dual citizenship
No need to renounce your existing citizenship in the future when obtaining Greek passport
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No requirements on the duration of stay in the country
No minimum stay requirements to maintain and extend the residence permit
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When you want EU residency with no minimum stay requirement
When you can deploy EUR 400,000 to EUR 800,000 in qualifying Greek real estate
When 3-generation family inclusion (spouse, children, parents of both spouses) matters
When you want a Schengen residence card with a long-term path to Greek citizenship
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Detailed step-by-step process
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Requirements for all eligible applicants
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Required documents for each step of the program
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Answers to frequently asked questions
Greece Golden Visa
Real Estate – Standard Regions — from EUR 400,000 in qualifying Greek property
Purchase qualifying real estate in standard regions of Greece (outside Attica and prime island zones) starting at EUR 400,000. Under the 2024 reform the investment must be in a single property of at least 120 square meters. The 5-year Golden Visa residence permit is granted upon completion of the property purchase and submission of the residence application.
Real Estate – Prime Zones — from EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini, or islands over 3,100 population
Purchase qualifying real estate in prime zones of Greece including the entire Attica region (Athens metropolitan area), the Municipality of Thessaloniki, Mykonos, Santorini, and other Aegean and Ionian islands with population over 3,100. Minimum investment is EUR 800,000 in a single property of at least 120 square meters under the 2024 reform.
More details
Government Bonds — from EUR 400,000 in Greek government securities
Invest EUR 400,000 or more in Greek government bonds held for a minimum of 3 years. The bond investment must be acquired through a credit institution established in Greece. Returns at government rates throughout the holding period.
More details
Capital Investment in Greek Company — from EUR 400,000 in shares or corporate bonds
Invest EUR 400,000 or more in shares or corporate bonds of a Greek public limited company listed on the Athens Stock Exchange, or in shares of a Greek mutual investment fund. The investment must be maintained throughout the Golden Visa permit validity.
More details
Mutual Funds — from EUR 400,000 in Greek mutual or alternative investment funds
Bank Time Deposit — from EUR 500,000 deposited in a Greek credit institution
More details
Greece is a country with a long, fascinating history and a unique cultural landscape, anchored by Mediterranean coastlines, ancient archaeological sites, and full EU and Schengen membership.
The Greece Golden Visa is one of Europe's most established residency-by-investment programs, launched in 2013 under Law 4146/2013 and significantly reformed in 2024 with regional investment tiers. Eligible investors and their families obtain a 5-year renewable residence permit valid across the 27-member Schengen Area, with no minimum-stay requirement. Investment routes include real estate purchase from EUR 400,000 in standard regions or EUR 800,000 in prime zones (Attica, Thessaloniki Municipality, Mykonos, Santorini, and islands over 3,100 population), capital investment in Greek companies from EUR 400,000, government bond investment from EUR 400,000, and mutual fund investment from EUR 400,000. Family inclusion is among the most generous in the EU: principal applicant, spouse, dependent children up to age 21 (extendable to 24 in specific cases), and parents of both spouses. The Greek passport ranks among the world's top 10 with visa-free access to 190+ destinations including the United States, Canada, the United Kingdom, Australia, and Japan, available after 7 years of legal Greek residency through naturalization.
Officially published timeline
2 to 5 months
Real timeline, based on our practical experience
6 to 8 months
of passports
Visa-free
travel to the Schengen area countries
Key countries
The EU
Fast-track visa
the US
Canada
Australia
Visa-free
countries
Key countries
The EU
Fast-track visa
the US
Canada
Australia
Visa-free
countries
Key countries
The EU
Fast-track visa
the US
Canada
Australia
Visa-free
countries
Key countries
The EU
Fast-track visa
the US
Canada
Australia
Visa-free
travel to the Schengen area countries
Key countries
The EU
Fast-track visa
the US
Canada
Australia
Decades of cross-border citizenship expertise: Golden Harbors advisors have helped HNW families navigate every active European Golden Visa program. For Greece specifically, we coordinate the Golden Visa application directly with licensed Greek immigration counsel and the Ministry of Migration and Asylum.
End-to-end paperwork management: From the Service Agreement to Greek residence permit collection, we handle every interaction with Greek counterparties including property notaries, tax registry (AFM), and biometric appointments. You stay informed at each milestone and approve key decisions remotely.
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Bicontinental coverage: Our team is positioned across the United States and Europe, allowing us to coordinate Greek Golden Visa applications with European banking, source-of-funds documentation, property due diligence in Athens or the Greek islands, and home-jurisdiction tax structuring in a single integrated workstream.
Rigorous due diligence: For Greek Golden Visa applications, we cross-check property titles, regional zone classification under the 2024 reform, source-of-funds documentation, and tax compliance across all jurisdictions before any submission to the Greek authorities.
Tested by time:
years of learning and working across industries and global mobility solutions. Our team has learned all the nuances and possible pitfalls and will help you avoid them
Convenient team structure:
our team is located in both the U.S. and Europe so we have the best coverage to assist you
We take preparation seriously:
planning, due diligence, and data cross-checks minimize the risk of rejection. We only work with vetted and government-licensed partners in Portugal
We take care of the paperwork:
and handle all the interactions with counter-parties while you enjoy your everyday comfort. You still keep the remote control over each step
Enter your estimated application start date and get a clear timetable for each step
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Sign the service agreement, complete the application forms, and pay the initial service and due diligence fees.
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Golden Harbors helps you obtain a Greek tax ID (A.F.M.), open a Greek bank account, identify qualifying real estate that meets the 2024 reform thresholds (EUR 400,000 in standard regions or EUR 800,000 in prime zones), and finalize the property purchase under Greek notary supervision.
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Submit the full Golden Visa application package to the Greek Ministry of Migration and Asylum, including property title, source-of-funds documentation, criminal records, and supporting evidence under the Law 4146/2013 framework as amended.
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Greek government reviews the application and supporting documents and grants preliminary approval. Background checks are conducted by the Greek authorities.
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Visit Greece for biometric data submission at the regional Aliens Office. This is the only mandatory in-person step in the Golden Visa process.
Up to 14 days
Receive the final decision and your 5-year Greek residence permit card via DHL Express delivery. The permit is renewable on continued investment compliance.
Every client is unique
Every case requires an individual approach and solution. Our years of experience in the industry allow us to provide both.
We will answer all your questions and provide detailed information about the available second passport and residency programs to help you make the right choice.
Victoria
Lead Attorney at Golden Harbors
Victoria
Lead Attorney at Golden Harbors
Obtain
a new citizenship and passport
get
additional residency or a Golden Visa
and also
file, register a company, and open bank accounts offshore
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If you are looking for a comprehensive review of whether this program is the best fit for you, please get in touch with your trusted advisors at Golden Harbors
victoria cold
Lead Attorney at Golden Harbors
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