Greece Permanent Residency by Investment through the Greece Golden Visa Program
Greece Golden Visa
The Greece Golden Visa gives non-EU nationals a route to residencY in Greece through a qualifying investment. For many applicants, it offers a structured way to secure residency rights for themselves and eligible family members while supporting broader plans for property, mobility, and long-term presence in Europe. Karitzis Legal advises on the legal framework, the available routes and the preparation of applications under the current rules.
We specialise in offering expert legal advice and services for the Greece Golden Visa program. We help clients obtain permanent residency through investment and manage property acquisitions that meet the program requirements, so the process runs smoothly. With dedicated offices in Greece, we are committed to assisting clients with every aspect of the Golden Visa application, including property selection, legal documentation, and compliance with immigration laws.
The Greece Permanent Residency by Investment Program, commonly known as the Greece Golden Visa, is one of the most competitive and affordable residency schemes in Europe. It allows non-EU nationals to obtain permanent residency in Greece, offering several benefits, including visa-free travel throughout the EU and the Schengen Zone, low investment thresholds, and no residency requirement in Greece.
Greece Golden Visa New Investment Requirements
As of September 1st, 2024, new Greece Golden Visa requirements have been introduced. With our exclusive properties, you can still secure permanent residency by investing €250,000 in a single property. This ensures access to the lowest investment threshold in Europe for residency programs.
Key Features of the Greece Golden Visa Program
- Minimum Investment: €250,000 for real estate (new or resale) outside specific high-demand areas.
- Visa-Free Travel: Enjoy unrestricted travel within the EU and Schengen Zone countries.
- Fast Track Application: Receive your residency permit within 2-3 months.
- Family Inclusion: The program extends to spouses, children under 21, and parents or in-laws of the applicant.
- No Residency Requirement: Applicants are not required to reside in Greece.
- Tax Advantage: No VAT (24%) is applied to properties constructed after January 1st, 2006.
Benefits of the Greece Permanent Residency Program
The Greece Golden Visa program stands out for its affordability and benefits:
- Fast Approval: Residency permits are granted within three months.
- Renewable Visa: Renew every five years if the property remains in the applicant’s name.
- Family Eligibility: Includes spouses, children under 21, parents, and in-laws.
- Freedom to Travel: Visa-free access to the EU and Schengen countries.
- Flexibility: Rent out the property or reinvest by selling and purchasing a new one.
- Car Ownership: Applicants can buy vehicles with Greece license plates.
- Education Access: Public education opportunities are equivalent to those of Greek citizens.
Important Notes
- Family members can apply up to 12 months after the main applicant’s submission.
- The PR does not permit the applicant or family members to work in Greece.
- Unmarried partners are not eligible for inclusion under the main application.
- Investment can combine residential and commercial properties or land plots.
Why Choose Us?
At A. Karitzis & Associates LLC, we provide personalised legal solutions to help you obtain Greek Permanent Residency through the Greece Golden Visa Program. We are here to help you complete your application efficiently and meet the latest requirements.
Contact us today to learn more and begin your journey toward permanent residency in Greece.
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GREECE GOLDEN VIZA – Why Invest in Greece Access for the applicant and his family to Viza Free Travelling to all EU and Schengen areas
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A Route That Needs Careful Legal Review
This is no longer a scheme that a single headline figure can understand. Under the current framework, the minimum real-estate threshold depends on the location and the nature of the asset. In certain high-demand areas, the threshold is €800,000. In other undeveloped areas of Greece, it is €400,000. The €250,000 route remains available, but only for commercial buildings converted to Residential, according to the new law that took effect from Sept 2025.
That makes early legal review especially important. Before any funds are committed, the investment should be carefully assessed, along with the ownership structure, supporting documentation, and immigration status of the main applicant and any family members included in the application.
Legal Support from Investment to Application
A strong application starts well before submission. Clients often need advice on whether a property or other qualifying investment meets current rules, what documents must be gathered, and how the application should be prepared. Karitzis Legal handles the legal side of the investment, including supporting documentation, compliance issues, and the residency application, helping clients keep the process organised from the start. Unfortunately, following the new law on converting commercial buildings to Residential, we advise that an exclusive lawyer represent all clients they have personally appointed, rather than the developer’s lawyer, which is often an issue.
Family Inclusion and Renewal
The residence permit can be extended to eligible family members, including a spouse, children under 21, and, in certain cases, parents and parents-in-law of the main applicant. Renewal is possible every five years, provided the qualifying investment is maintained. This residence status does not by itself give the right to work in Greece as an employee (as the applicant is qualified as an Investor after receiving the residency), but on the other hand, is eligible to be a Shareholder/owner of a Business in Greece and receive dividends/shares and not an actual salary.
Why the Detail Matters
The investment amount is only part of the picture. The rules attached to the property or asset matter just as much. Under the current framework, residential acquisitions at higher thresholds, for example, EURO 800.000 and over, generally concern a single property of at least 120 square metres, and short-term rental use is restricted for residential property acquired through this route. Points like these can affect both eligibility and long-term planning, so they should be addressed before the transaction is completed.
Speak to Our Legal Team
If you are considering residency in Greece through investment, Karitzis Legal can assess your options, explain the legal requirements, and guide you through the application with clear, focused support.
Greece Golden Visa Frequently Asked Questions
The Greece Golden Visa is a “hassle-free travelling visa to all of Europe and the Schengen areas” for third-country nationals. It offers Permanent Residency in Greece through real estate investment.
The Greek Golden Visa has the lowest investment amount in Europe, at EURO 250.000, for investing in Real Estate anywhere in Greece.
Yes. The residence permit may extend to eligible family members, including a spouse, children under 21, and, in some cases, the parents and parents-in-law of the main applicant. Family eligibility should still be reviewed carefully before submission.
No. The residency does not grant investors employment or a salary; it allows them to be shareholders/owners of a Company or business in their name and receive dividends/shares.
Yes. The investment figure is only part of the legal picture. The rules attached to the asset also matter, including whether the property fits the current framework, whether higher-threshold residential acquisitions concern a single property of at least 120 square metres, and whether restrictions on short-term rental use apply.
Because eligibility is not determined by price alone. A legal review can assess the nature of the investment, ownership structure, supporting documents, and the immigration position of the main applicant and family members before funds are committed.
Greece is the only European Investment Residency Scheme that does not require the applicant to show presence in Greece even for one day.
No. The investor is not a tax residence because he has acquired property in Greece unless he wants to be a tax resident for other reasons?
Yes. The investor needs to show a permanent stay for at least 7 years before applying for citizenship.
If the property is sold, the visa is cancelled automatically.
Yes, the investor can rent the property.
