The Greek Golden Visa Program is a residence-by-investment program introduced by the Greek government in 2013. It offers non-EU/EEA nationals and their eligible family members the opportunity to obtain permanent residency in Greece through qualifying investments, most commonly through Greek Real Estate or Capital investment.
Approved applicants receive a Greek residence permit valid for an initial period of five years. The Greek Golden Visa residence permit can be renewed indefinitely in five-year intervals, provided the qualifying investment is maintained.
The Greek Golden Visa program has proven its strength over the years by remaining one of the top choices for investors that want to establish a reliable foothold in Europe through a well-structured, credible, and internationally respected residency-by-investment framework that consistently demonstrates stability, resilience, and long-term appeal.
The Greek Golden Visa Program offers a range of strategic advantages for international investors seeking residency within the European Union.
One of its most significant benefits is visa-free travel throughout the Schengen Area, granting unrestricted access to 29 European countries.
This unparalleled mobility opportunity not only enhances personal and professional freedom but also positions investors at the heart of Europe’s dynamic economic and cultural landscape.
The program also allows for the inclusion of eligible family members – such as a spouse or registered partner, dependent children under the age of 21, and the parents of both the applicant and their spouse – under a single application.
This inclusive policy ensures that immediate family members can benefit from residency rights alongside the principal applicant, reinforcing family unity as a cornerstone of the Greek Golden Visa program.
Moreover, Greece offers a clear path to citizenship, with applicants becoming eligible to apply for naturalization after seven years of continuous residency, provided they meet integration and language requirements.
Another notable advantage is the program’s relatively low investment threshold, particularly when compared to similar residency-by-investment programs in other EU countries.
Finally, there is no obligation for physical presence in Greece to maintain residency status, making it an attractive option for global investors seeking flexibility, long-term security, and access to European markets and lifestyle benefits.
The most common options are Real Estate investments and Financial investments, more specifically Fixed-term Bank Deposits, Greek Government Bonds and Mutual Funds.
Under the provisions of Greek Law (Law 4251/2014, as amended), foreign investors who acquire real estate property in Greece with a minimum value of €250,000, €400,000, or €800,000 – depending on the region and type of investment – are eligible for a Greek Residence Permit, commonly known as the Golden Visa.
This permit also extends to the investor’s immediate family members, offering visa-free access to all countries within the Schengen Area.
Investors may choose from several tiers depending on their investment goals and the characteristics of the property:
Legally married couples may jointly purchase real estate and combine their financial contributions to meet the minimum investment threshold required by the program.
The property may be registered in both names, and both spouses are eligible to apply for a residence permit under the same investment.
Individuals who are not married or not in a registered civil partnership in Greece must each invest the full minimum required amount, according to the applicable property category (e.g., location-based thresholds).
In such cases, each co-investor is treated as a separate applicant and must independently qualify for the Golden Visa.
Our legal team ensures full compliance with Greek property and immigration law, offering end-to-end support throughout the Real Estate Acquisition process. Below is a structured overview of the essential legal steps:
Once the client identifies a property of interest, we initiate a targeted consultation to confirm its eligibility for the Golden Visa program and discuss all legal and procedural requirements.
We conduct a thorough due diligence review of the selected property, including:
At the end of the review the client receives a detailed Legal Due Diligence Report, summarizing all findings and potential legal issues that may require resolution before the purchase of the property.
As part of the Golden Visa application process, each investor is required to obtain a Greek Tax Identification Number (AFM), which is essential for carrying out any financial or legal transactions within Greece. This identification number enables investors to complete property purchases, open bank accounts, and fulfill tax-related obligations.
In addition, all applicable financial obligations to the Greek State must be settled prior to or during the acquisition process. These obligations may include:
Our team in SF Legal Law Firm will provide comprehensive guidance throughout the process to ensure a seamless and efficient experience.
To ensure a smooth and legally sound property acquisition, our firm collaborates with a network of experienced notaries across Greece to facilitate the prompt preparation and signing of the final purchase contract.
The timeline for completion depends not only on administrative efficiency but also on the seller’s ability to provide all necessary documentation in a timely manner.
Legal representation ensures that all contractual terms are thoroughly reviewed and that the investor’s rights are fully protected throughout the signing process.
The filling and registration of the notarial deed at the pertinent Land Registry or Cadastral Office is a critical step in the legal transfer of ownership. This procedure finalizes the transaction, ensuring that the buyer is officially recognized as the new legal owner of the property.
By completing this registration, the transfer is not only validated but also publicly recorded, providing an essential legal safeguard for the rights of the new owner.
Following the successful completion of the property acquisition, the next step involves filling the Online Application for the submission of the residence permit.
At this step, all required documentation must be submitted in accordance with the program’s legal and procedural requirements. After the application process and within 12 months, biometric data—including fingerprints and a digital photograph—will be collected to verify the applicant’s identity.
Upon successful submission, the applicant is issued a White Paper, which serves as a temporary residence document. This certificate grants legal residency rights in Greece and remains valid until the final residence permit is officially approved and issued. The issuance of the White Paper ensures that applicants can legally reside in Greece and enjoy the associated benefits while their application is under review.
During this period, travel rights are limited strictly to movement between Greece and the applicant’s country of origin; the certificate does not allow travel within the Schengen Area.
Once the residence permit (Golden Visa) is formally issued, the holder gains the right to unrestricted travel across the Schengen Zone, in accordance with the standard rules for short-term stays—up to 90 days within any 180-day period in other Schengen member states. This phased approach ensures lawful presence during processing and broader mobility upon approval.
The permanent Golden Visa residence permit is typically issued within a few months following the submission of biometric data. The exact processing time may vary depending on the workload and efficiency of the local immigration office responsible for reviewing the application.
Once approved, the permit grants the investor and eligible family members the right to reside in Greece indefinitely, subject to renewal every five years, provided the qualifying investment is maintained. Our firm, upon receiving the card, will either send it to the client’s agent or directly to the client after relevant communication.
For investors who are unable to be physically present in Greece, the process allows for full legal representation through the issuance of a Power of Attorney (PoA). This document can be executed in any of the following ways:
Once the Power of Attorney is granted, our team at SF LEGAL is authorized to act on the client’s behalf for all essential procedures, including property acquisition, tax registration, contract signing, and submission of the Golden Visa application. This provision ensures maximum flexibility and convenience, allowing the entire investment and residency process to proceed efficiently, even in the investor’s absence.
Leveraging our network of connections, our firm offers comprehensive legal assistance throughout the process of opening a bank account with a licensed financial institution in Greece, ensuring full compliance with Anti-Money Laundering (AML) regulations and Know Your Customer (KYC) protocols.
We handle the preparation and submission of all required documentation, facilitate the issuance of the Greek Tax Identification Number (AFM), and maintain direct communication with the chosen bank to expedite account approval and activation.
Establishing a Greek bank account is not a mandatory requirement for the Golden Visa process; however, it is highly beneficial. It can simplify property transactions, facilitate the payment of taxes and fees, help meet the financial requirements for the residence permit application, enable the receipt of rental income, support investment activities, and offer financial security against foreign monetary policies. By managing this process end-to-end, we ensure that our clients meet all regulatory obligations while minimizing delays and administrative burdens.
Pursuant to the provisions of Article 20(B) of Law 4251/2014, as amended by subsequent legislative acts governing the Greek Golden Visa Program, third-country nationals are eligible to apply for a residence permit through capital investment in the form of a fixed-term deposit.
Specifically, eligibility is granted to individuals who place a time deposit of no less than €500,000 with a Greek credit institution, held solely or jointly in their name. The principal advantage of this option is that the applicant is required to travel to Greece only once, for the biometric (fingerprint) appointment. All other stages of the process can be completed remotely without the applicant’s physical presence in Greece.
The deposit must be maintained continuously throughout the validity period of the residence permit. If the funds are withdrawn, the residency right will be revoked. The funds must be freely transferable from abroad through a recognized banking channel, and clearly traceable to the applicant.
This investment pathway is subject to oversight by the Bank of Greece and the Hellenic Ministry of Migration and Asylum, ensuring full compliance with anti-money laundering regulations and other applicable financial and immigration laws. The resulting residence permit grants the holder the right to reside in Greece and to travel freely within the Schengen Zone.
For investors who are unable to be physically present in Greece, the process allows for full legal representation through the issuance of a Power of Attorney (PoA). This document can be executed in any of the following ways:
Once the Power of Attorney is granted, our team at SF LEGAL is authorized to act on the client’s behalf for all essential procedures
As part of the Golden Visa application process, each investor is required to obtain a Greek Tax Identification Number (AFM), which is essential for carrying out any financial or legal transactions within Greece.
This identification number enables investors to complete property purchases, open bank accounts, and fulfill tax-related obligations.
The following documents are required as per the current legal framework
All documents must be translated into English to ensure compliance with the application procedures.
The applicant must NOT physically travel to Greece to complete the account opening process.
Following the successful opening of a bank account in Greece, the applicant must proceed with the transfer and placement of the capital investment in accordance with the requirements of the Golden Visa program under Article 20(B) of Law 4251/2014.
The Greek financial institution is required to issue an official certification. This document serves as critical evidence of compliance with the investment criteria set forth in Article 20(B) of Law 4251/2014. The certificate must explicitly confirm the following:
Following the placement of the fixed-term deposit and the issuance of the bank’s certificate, the applicant must submit a formal request to the Hellenic Ministry of Development for certification of the capital investment. This step is a prerequisite for proceeding with the Golden Visa application under the provisions of Article 20(B) of Law 4251/2014, as amended.
The certification serves as an official acknowledgment by the competent national authority that the investment meets the legal and regulatory requirements of the Greek Golden Visa Program.
The application must include:
The Ministry of Development typically issues the investment certification within an estimated 1 to 2 months, subject to completeness of documentation and administrative processing.
Following the successful completion of the property acquisition, the next step involves filling the Online Application for the submission of the residence permit.
At this step, all required documentation must be submitted in accordance with the program’s legal and procedural requirements. After the application process and within 12 months, biometric data—including fingerprints and a digital photograph—will be collected to verify the applicant’s identity.
Upon successful submission, the applicant is issued a White Paper, which serves as a temporary residence document. This certificate grants legal residency rights in Greece and remains valid until the final residence permit is officially approved and issued. The issuance of the White Paper ensures that applicants can legally reside in Greece and enjoy the associated benefits while their application is under review.
During this period, travel rights are limited strictly to movement between Greece and the applicant’s country of origin; the certificate does not allow travel within the Schengen Area.
Once the residence permit (Golden Visa) is formally issued, the holder gains the right to unrestricted travel across the Schengen Zone, in accordance with the standard rules for short-term stays—up to 90 days within any 180-day period in other Schengen member states. This phased approach ensures lawful presence during processing and broader mobility upon approval.
The permanent Golden Visa residence permit is typically issued within a few months following the submission of biometric data. The exact processing time may vary depending on the workload and efficiency of the local immigration office responsible for reviewing the application.
Once approved, the permit grants the investor and eligible family members the right to reside in Greece indefinitely, subject to renewal every five years, provided the qualifying investment is maintained.
Our firm, upon receiving the card, will either send it to the client’s agent or directly to the client after relevant communication.
The mutual fund investment option requires the acquisition of shares in a mutual fund that invests exclusively in Greek assets, with a minimum subscription value of €350,000, calculated on the basis of the actual amount invested.
The fund must be established and operating in accordance with Greek law or EU law, and its investment policy must be expressly limited to assets located in Greece.
The investment is subject to market risk, and the investor retains full ownership of the fund units, including any income or capital appreciation generated, in accordance with the fund’s prospectus and regulatory framework.
From a procedural standpoint, the investor must subscribe to the fund units through an appropriately licensed intermediary, typically a Greek credit institution or an authorized investment firm. Upon completion of the subscription, the fund manager or custodian issues a formal certification confirming the subscription, the invested amount, and the fund’s exclusive investment in Greek assets. This certification constitutes the core documentary evidence required for the application and must demonstrate that the statutory threshold and investment-policy conditions are fully met at the time of filing.
Continuous compliance is essential for the investment to remain valid. The investor must retain the fund units without redemption or reduction below the €350,000 threshold, and the fund must continue to operate in accordance with its exclusive Greek-asset mandate. Any redemption, transfer, or structural change affecting the investment or the fund’s eligibility must be promptly disclosed to the competent authorities. As with all regulated financial investment routes, the legal effectiveness of this option depends on strict adherence to the value, retention, and certification requirements governing the mutual fund investment.
The Greek government bond investment option requires the acquisition of Greek sovereign bonds with a minimum purchase value of €500,000, calculated on the basis of the actual acquisition value. At the time of purchase, the bonds must have a remaining maturity of at least three (3) years.
The transaction must be carried out through a credit institution established in Greece, which acts both as the executing intermediary and as custodian.
The investor retains full ownership of the bonds and is entitled to any interest or yield generated, subject to the terms of the issuance, while remaining exposed to sovereign market risk.
Procedurally, the investor must first establish a relationship with a Greek credit institution and execute the bond purchase through that institution. Upon completion, the bank issues a formal certification confirming the execution and retention of the investment, which is a mandatory document for the application. The application for recognition of the investment is then submitted to the competent immigration authority, accompanied by the bank’s certification and standard supporting documentation. The investment must remain continuously held throughout the assessment period and beyond; any disposal, redemption, or reduction below the statutory threshold invalidates the qualifying basis of the investment.
Ongoing compliance is essential. The Greek credit institution must be able to re-certify the continued holding of the bonds when required, particularly for renewal purposes. Any change affecting the investment, such as early redemption or transfer, must be promptly disclosed to the authorities. The legal validity of this route depends entirely on uninterrupted compliance with the value, maturity, custodianship, and certification requirements attached to the Greek government bond investment.
Under the Greek Golden Visa framework, specific provisions apply to children of the main applicant as they transition beyond the age of 21:
Children included in the original Golden Visa application, who are under 21 at the time of approval, receive a residence permit valid until their 21st birthday.
Upon reaching 21, these individuals have 2 choices:
Adults aged 24 and above that do not want to follow the Golden Visa path to residency, they may apply for a residence permit under general immigration categories, depending on their circumstances and purpose of stay.
These permits are governed by Greek immigration law and tailored to various legal grounds. The most common choice is the Employment-Based Residence Permit. This permit is applicable to individuals with a valid job offer or employment contract in Greece.
This permit requires sponsorship from a Greek employer and approval from relevant labor authorities and grants full access to the labor market and the right to reside legally in the country.
To retain and renew the Golden Visa residence permit granted either through property acquisition or through capital investment, the applicant must retain valid health insurance coverage for themselves and any accompanying family members if they reside in Greece. No minimum physical presence in Greece is required to maintain or renew the permit. The Golden Visa remains valid as long as the investment is preserved and the other conditions are met.
At SF Legal Law Firm, we specialize in delivering tailored legal and investment solutions for non-EU citizens pursuing residency in Greece.
We take a personalized approach to each case, ensuring that every investor’s unique goals are met with the highest standards of professionalism, transparency, and efficiency.
We prioritize understanding the unique needs and goals of each client, delivering personalized guidance tailored to their specific circumstances.
Our attentive approach ensures that every step of the process is smooth, clear, and aligned with your expectations.
Navigating legal requirements can be complex, especially for non-EU investors. Our team ensures full compliance with Greek laws and regulations, providing you with peace of mind throughout your residency application and investment journey.
We proactively manage risks and safeguard your interests, so you can focus on your investment with confidence and clarity.
We believe in fostering lasting relationships built on transparency, trust, and mutual respect.
Our commitment extends to supporting your ongoing needs and future ambitions in Greece.
Our goal is to be your reliable legal and advisory partner for years to come, offering continuous support as your plans evolve.
With our expertise and dedication, we guide you seamlessly from initial consultation to successful residency, making your investment journey in Greece both secure and rewarding.
