1. What Do I Get With the Greece Golden Visa?

The starting point is understanding exactly what the Greece Golden Visa offers. Key benefits include:

• Long-term residency in Greece, renewable as long as the qualifying investment is maintained;
  
  
• Visa-free travel within the Schengen Area;
  
  
• Access to one of Europe’s most established real estate markets;
  
  
• Potential eligibility to Greece’s non-domiciled tax regime;
  
  
• No minimum physical-presence requirement to maintain residency;
  
  
• Eligibility to apply for Greek citizenship, subject to separate criteria.

Understanding these benefits in context is essential, particularly where long-term mobility or family planning is concerned.

2. Does the Property I Want to Buy Qualify for the Greece Golden Visa?

Not every property in Greece qualifies for the Golden Visa. Eligibility depends on several factors, including:

• Property location and purchase price;
  
  
• Classification and permitted use;
  
  
• Compliance with zoning, planning, and building regulations.

A non-qualifying purchase can result in delays or rejection of the residency application.

There are currently several qualifying investment thresholds:

• €800,000 for properties over 120 sqm in Attica (including Athens and Piraeus), Thessaloniki, Central Macedonia, Mykonos, Santorini, and islands with more than 3,100 residents;
  
  
• €400,000 for properties over 120 sqm in all other regions;
  
  
• €250,000, regardless of size or location, in two specific cases:
  • Conversion from commercial to residential use;
    
    
  • Restoration of listed or protected buildings.

At Investment Visa, our partnerships with trusted local developers allow us to assess eligibility early, helping ensure that properties under consideration align with the chosen Golden Visa route before funds are committed.

3. What Are the Total Costs Beyond the Purchase Price?

While €250,000 represents the minimum qualifying investment, additional costs should be considered, including:

• Property transfer tax or VAT;
  
  
• Legal and notary fees;
  
  
• Land registry fees;
  
  
• Golden Visa application fees;
  
  
• Translation and document certification costs.

Property-related taxes and fees typically amount to approximately 3–6% of the purchase price, though total costs vary depending on the structure of the purchase and the number of dependents included.

We aim to provide clear cost guidance and realistic estimates early in the process, helping investors understand the full financial picture before proceeding.

4. What Is the Step-by-Step Timeline for the Greece Golden Visa?

A successful application requires coordination across several stages:

1. Select your Investment;
   
   
2. Prepare your Funds for Investment;
   
   
3. Due Diligence and Documentation Check;
   
   
4. Submit your Golden Visa Application;
   
   
5. Receive Residency Approval;
   
   
6. Collect or Receive your Residency Card.

We present investors with a structured, end-to-end view of the process so that they can understand what to expect at each stage, from initial reservation through to residence card issuance.

5. Can I Rent My Golden Visa Property?

Rental income is often a consideration for investors. The use of Golden Visa properties is subject to specific rules:

• Long-term rentals are permitted;
  
  
• Short-term rentals (including Airbnb-style letting) are not permitted;
  
  
• Rental income is subject to standard Greek tax obligations.

We help investors understand these restrictions clearly and consider ownership structures that align with both residency compliance and financial objectives.

6. What Are the Risks of a Greece Golden Visa Real Estate Investment?

As with any international real estate investment, potential risks include:

• Market liquidity and resale timing;
  
  
• Changes in regulation or policy;
  
  
• Property management considerations;
  
  
• Legal or title issues where due diligence is insufficient.

Our approach focuses on compliant properties, established processes, and informed decision-making, helping investors assess risk in the context of both residency and long-term planning.

7. Can My Family Be Included in the Golden Visa Application?

The Greece Golden Visa is particularly well suited to family applications. Eligible dependents typically include:

• A spouse or registered partner;
  
  
• Children under 18, or under 21 if in education;
  
  
• Dependent parents of both the main applicant and spouse;

Family inclusion affects documentation requirements, costs, and long-term planning.

We structure applications carefully to ensure eligible family members are included in line with current regulations.

8. Does the Greece Golden Visa Lead to Citizenship?

The Golden Visa grants renewable residency for as long as the qualifying investment is maintained. Investors often ask about citizenship:

• After seven years of legal residency, during which more than half of each year is spent physically resident in Greece, an application for citizenship may be made;
  
  
• Citizenship confers a Greek passport, full EU mobility rights, and access to social and political rights.

We provide clarity around renewal requirements and long-term residency pathways, helping investors understand how the program fits into broader mobility or citizenship strategies.

Read More:
Freedom of Travel in Europe: Why Permanent Residency is Enough

9. Will I Become a Tax Resident in Greece?

Holding a Greece Golden Visa does not automatically make an investor a tax resident. Tax residency depends primarily on physical presence.

For those who choose to become Greek tax residents, Greece offers a non-domiciled tax regime.

Investors who commit a total of €500,000 across one or more investments, and who have not been Greek tax residents for seven of the previous eight years, may apply for a flat annual tax on foreign income. Family members can be included for an additional charge.

We highlight key tax considerations and work alongside trusted professionals to ensure investors understand their position before making decisions.

Read More:
Greece Golden Visa Tax Incentives for Foreigners

10. Can I Sell My Golden Visa Property?

With any investment, it is important to consider your exit strategy. In the context of the Greece Golden Visa, this means understanding the rules governing the sale of your qualifying property.

The short answer is yes, you can sell your property at any time. However, your Greek residence permit is only valid while you maintain your investment.

This means that while you are completely free to sell your property as you see fit, even as soon as you have bought it, you will lose your residence permit if you do so.

If you later obtain Greek citizenship, typically after seven years of legal residence subject to physical presence requirements, your residency status would no longer depend on maintaining the investment.

Until then, however, those relying on Greek residence for Schengen access and broader EU mobility must ensure that a qualifying investment remains in place.

For this reason, we typically encourage clients to approach the Greece Golden Visa property route as an investment with a medium- to long-term horizon.

Final Thoughts

The Greece Golden Visa real estate investment continues to offer a compelling route to European residency, particularly through the €250,000 qualifying options.

Asking the right questions—and approaching the process with appropriate guidance—can help avoid unnecessary delays and complications.

Why Work with Investment Visa for Your €250,000 Greece Golden Visa?

At Investment Visa, we focus on helping investors navigate each stage with clarity, care, and a long-term perspective. 

For investors considering the €250,000 real estate route, we provide:

• Clear guidance across all available Golden Visa routes;
  
  
• Access to Golden Visa-eligible opportunities through established local partners;
  
  
• Early eligibility assessment before investment;
  
  
• Transparent discussion of costs, timelines, and regulatory considerations;
  
  
• Support for individual and family applications;
  
  
• A structured, informed approach from initial enquiry through to residency approval.