Golden Visa Greece Unlocked: FAQs Answered by DS Legal

 

The Greece Golden Visa Program is one of Europe’s most popular residency-by-investment schemes, attracting thousands of investors from Middle East, Asia, the U.S., Australia, and beyond. Below, our legal experts provide to-the-point answers to the most common questions foreign investors have about the program.

 

What is the Greece Golden Visa?

The Golden Visa is a residency permit granted to non-EU nationals who invest in Greece, usually through real estate. It allows holders and their families to live in Greece and travel freely within the Schengen Zone.

 

How much do I need to invest?

As of 2025, the minimum real estate investment required for the Greek Golden Visa depends on the property’s location and type:

• Prime areas (Zone A): In high-demand locations such as Athens, Thessaloniki, Mykonos, Santorini, and other municipalities or islands with more than 3,100 residents, the threshold is €800,000. The property must be a single residential unit (meaning that the investor cannot combine multiple smaller properties to reach the threshold) of at least 120 m².

• Other areas (Zone B): For properties in the rest of Greece, the minimum investment is €400,000, also for a single residential unit of at least 120 m².

• Special cases (€250,000): A reduced threshold of €250,000 applies only in specific circumstances, such as:

  • Conversion of a commercial property into residential use, provided the conversion is completed before the visa application; or

  • Acquisition and restoration of listed or heritage buildings.

 

Can I include my family?

Yes. The Golden Visa covers:

• Spouse or registered partner.
• Children under 21 (extendable if they remain financially dependent).
• Parents of both spouses.

 

Do I have to live in Greece?

No. There is no minimum stay requirement. You may keep your main residence abroad while enjoying residency rights in Greece.

 

How long does the process take?

Typically 2 to 6 months, depending on property purchase and documentation. With proper legal guidance, the process can be completed smoothly.

 

How long is the permit valid?

The Golden Visa residence permit is valid for 5 years and is renewable every five years, provided the investment is maintained.

 

Can I apply for Greek citizenship?

Yes, but only if you choose to physically reside in Greece. Citizenship requires 7 years of continuous residence and proof of integration (language and cultural knowledge).

What are the tax implications?

• Owning property in Greece means you will pay annual property tax (ENFIA).
• Rental income is subject to Greek taxation.
• Greece offers favorable tax regimes for foreign residents, which can be structured with proper planning.

 

Can I rent out my property?

Long-term rentals are generally allowed.

Short-term platform rentals (e.g., Airbnb) are restricted/prohibited for Golden Visa properties under the latest rules; where permitted, they may require specific compliance or use via a licensed tourism operator.

 

Can I finance the investment with a mortgage?

No. The required investment amount must come from your own funds. However, you may use financing for amounts above the minimum threshold.

 

What happens if I sell my property?

If you sell your property and no longer maintain the minimum investment, you lose your Golden Visa. However, you may purchase another qualifying property to retain your status.

 

Can I invest in other assets besides real estate?

Yes, although real estate is the most common route. Alternatives include:

• Long-term leases of hotels/tourist residences.
• Capital contributions in Greek companies.
• Investments in bonds, shares, or funds.

 

Do I need a lawyer to apply?

While not legally mandatory, working with a specialized law firm is highly recommended. Legal due diligence protects you from risks, ensures compliance, and streamlines the application process.

 

📩 For personalized legal advice, contact DS Legal today. Our Real Estate team is eager to assist you in exploring your eligibility and investment options under the Greece Golden Visa Program.

 

Download the full document here: Golden Visa Greece – FAQs Answered by DS Legal