Greece Golden Visa
A five-year renewable EU residence permit on real estate, priced by zone — Athens and the islands cost more than the rest of the country.
Greece Golden Visa Overview
Greece's Golden Visa grants a five-year, renewable residence permit to non-EU nationals who purchase qualifying real estate, under the country's Immigration and Social Integration Code. The programme is genuinely zone-priced: the minimum investment depends on where in Greece the property sits, not a single national figure.
Indohill tracks Zone B — regional Greece outside the highest-demand areas — as the representative figure, since it is the more commonly used entry point. Zone A (Athens, Thessaloniki, Mykonos, Santorini, and other major islands) requires €800,000; Zone C, for heritage-building conversions, requires €250,000.
Benefits of Greece Golden Visa
- A five-year residence permit, renewable indefinitely provided the qualifying property is retained
- Spouse, children up to 21 years of age, and parents of the main applicant can be included on the same application
- Visa-free travel across Europe's Schengen Area for the permit holder and family
- The investment is a real, retained asset — qualifying property can generate rental income while the permit remains valid
- No minimum stay requirement to maintain the permit — Greece does not require residence-in-fact to keep a Golden Visa active
Requirements
The main applicant must purchase qualifying real estate in Greece, with the minimum value depending on the property's zone:
1. Zone A — Athens, Thessaloniki, Mykonos, Santorini & Major Islands
Minimum property value of €800,000.
2. Zone B — Regional Greece (Indohill's tracked figure)
Minimum property value of €400,000. This is the zone Indohill tracks as the headline figure for this program.
3. Zone C — Heritage-Building Conversions
Minimum property value of €250,000, available for the conversion of designated heritage buildings into residential use.
Procedure
The process runs in two parts under Article 20B of Law 4251/2014: completing the property purchase, then submitting the residence-permit application with supporting documents. The entrance application is submitted to the competent Greek consular authority in the investor's place of residence within one year of the investment.
The consular authority forwards the file to the responsible Greek authority within one month, which examines the documentation, confirms the investment has been made and is being maintained, and returns a certificate to the consular authority within a further month — at which point national entrance clearance can be granted.
Fees & Costs
Beyond the property purchase itself, applicants pay Greek property-transfer tax, notary and legal fees, and government processing fees per applicant and dependant. Indohill discloses the full statutory and legal fee breakdown for this programme, and every other programme we track, in the Global Matrix Marketplace fee breakdown tool before you commit to a specific property.
Rental Income Is Taxed Progressively
Because the Greek Golden Visa route is a genuine real estate purchase rather than a donation, any rental income the property generates is subject to Greece's progressive income tax rates. Indohill discloses this plainly rather than presenting the investment as tax-free simply because it also confers residence rights.
Background & Legal Considerations
Greece's Golden Visa operates under Law 4251/2014 (the Immigration and Social Integration Code), specifically Article 20B, which permits third-country nationals who purchase qualifying real estate to obtain a renewable residence permit. The zone-based threshold structure was introduced in a later amendment to the original 2014 framework, which is why Indohill confirms the applicable zone and current threshold for any specific property before recommending it.
Why Indohill Advises This Program
- A private, advisor-reviewed intake — every application is scoped by a person, with the correct zone and threshold for a specific property confirmed before any recommendation is made
- Coordination with pre-vetted Greek real estate developers and brokers whose inventory is confirmed in advance against the applicable zone threshold, reviewed against Indohill's Certified Partner Network standards
- Full statutory and legal fee disclosure through the Global Matrix Marketplace, including property-transfer tax, before you commit
- The same 5-phase advisory methodology Indohill applies across every program, from initial audit through lifelong governance and renewal support
Greece Golden Visa FAQ
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