Golden Visa Greece Procedure Requirements and investment models

The Golden Visa Programme Greece enables international buyers to obtain a long-term residence permit by purchasing a property. Compared to many other countries, Greece combines attractive property markets with flexible usage models.

This guide is aimed at buyers who not only want to understand the process, but also to make informed plans - including minimum investment, process, special models and typical decision factors.

The regional categorisation for the Golden Visa is subject to change. Immolymp checks the suitability of each property individually.

The Golden Visa Greece enables international buyers to obtain a residence permit by purchasing a property. The regular minimum investment is €400,000 or €800,000, depending on the region. In individual cases, project-based models can enable entry from €250,000, provided certain requirements are met.

The following regular thresholds currently apply - depending on region and property type:

• €400,000 in certain regions

• €800,000 in particularly sought-after locations

In individual cases, special project models or property structures can make it possible to start at €250,000. These variants do not apply across the board, but are linked to clearly defined conditions and must always be examined on a property-specific basis.

Decisive factors include:

• Location of the property

• Type of the project

• legal object structure

• Concrete design of the purchase model
  
  Golden Visa Greece - Investment models at a glance 

  Model	Minimum amount	Typical objects	Important to know
  Special models from €250,000	From €250,000	Project-based solutions / special property structures	Only possible in individual cases. Subject to clear conditions. Always requires an object-related check
  Regular model €400,000	From €400,000	Apartments, houses, new-build projects (depending on region)	Standard model in many regions of Greece. Wide selection possible
  Premium model €800,000	From €800,000	Top locations, large areas, premium locations	Applies in particularly sought-after regions. Focus on quality and resaleability

In addition to the property purchase, there are additional incidental costs in the Golden Visa process. These may vary depending on the property, region, contract design and individual situation and are non-binding guide values based on current experience:

Typical additional costs (approximate values):

• Legal advice & contract review: approx. 1-2 % of the purchase price

• Notary & land register entry: approx. 1-1.5%

• Real estate transfer tax: currently 3.09 %

• Realtor's fee Immolymp: 3 % of the purchase price (plus statutory VAT, if applicable)

• Golden Visa application & administration fees: approx. €2,000-3,000 per applicant

• Biometrics & residence permit: approx. €300-500 per person

• Optional: translations, powers of attorney, tax representation

In total, buyers should expect around 9-11% service charges in addition to the purchase price - depending on the property type, structure and individual constellation.

Important note:
All information is for guidance only and may change due to legal changes, project structures or personal requirements. The specific cost breakdown is therefore always prepared on a property-specific basis.

Immolymp provides a customised and transparent cost overview before every purchase decision.

Example: Total capital requirement for a purchase price of €400,000 (approximate values)

Estimated total capital requirement: approx. €435,000 - €445,000

(non-binding guide values - depending on property, region and individual constellation)

The actual total costs may vary depending on the property structure and personal situation. Immolymp prepares a transparent and individualised cost overview before every purchase decision.

Yes, in addition to buying property, there are other investment opportunities to obtain a Golden Visa. These include, among others:

• Investments in Greek companies or corporations

• Investments in shares or fund structures

• certain bank deposits or alternative investment models

However, these variants are usually associated with higher entry barriers, more complex legal structures and limited control over the investment. They are also primarily aimed at institutional or very experienced investors.

For this reason, most international buyers opt for the property route: it offers a clear ownership structure, real asset values, flexible utilisation options (own use or letting) and a transparent purchase process.

Immolymp deliberately focuses on property solutions suitable for Golden Visa, as these are generally the most comprehensible and predictable option for private buyers and family office structures.

The Golden Visa process in Greece usually involves the following steps: Selection of a suitable property, purchase transaction, application to the authorities, biometric appointment and issuance of the residence permit. The total duration is usually several months, depending on the property and individual situation.

1. target definition and budget comparison (approx. 3-7 days)
Definition of region, investment framework and utilisation (own use, rental or combination)

2. pre-selection of suitable properties (approx. 1-3 weeks)
Examination of Golden Visa suitability based on property structure, price level and legal framework conditions.

3. purchase processing (approx. 3-6 weeks)
Reservation, legal review, notarised signing and purchase price payment.

4. Golden Visa application (1-2 weeks)
Submission of the complete documentation to the relevant authorities

5th biometric appointment (approx. 1-3 months after application)
Personal attendance for identification and fingerprints

6th issuance of the residence permit (approx. 1-3 months after biometrics)
Once the official check has been completed, the Golden Visa card is issued.

The entire process usually takes between 3 and 6 months, depending on the individual situation.

Golden Visa properties can generally be owner-occupied. Letting is possible, either on a long-term or - depending on the property - short-term basis. The prerequisite is compliance with local regulations, building regulations and project-related regulations. Utilisation is always checked on a property-specific basis.

Own use is generally permitted - many buyers combine investment and personal use.

Letting is also possible, either long-term or - depending on the property and location - short-term. The following factors play a role here:

• Building regulations

• Local regulations

• Designation of use

• Project-related regulations (e.g. for serviced flats)

Lettability can therefore not be guaranteed across the board and is always checked on a property-by-property basis.

No. A minimum living space of 120 m² is not one of the official requirements of the Golden Visa programme.

This requirement may only be relevant for certain project or conversion models (e.g. commercial to residential) for building law reasons. It is not directly related to the Golden Visa itself.

Due to their structure, individual projects can be started from €250,000. These models are subject to clear conditions and are not generally applicable.

Whether a property falls under this exception depends on:

• the project design

• the authorisation situation

• the legal property structure

and is always checked individually.

Regions with stable demand and good resale potential are particularly popular for Golden Visa properties, including selected locations in Athens and other economically strong locations in Greece.

However, the ideal region depends heavily on the personal target profile - lifestyle, investment or a combination.

Counselling practice has shown time and again:

• Focus only on minimum price instead of property quality

• Failure to check the utilisation options

• Underestimation of the project structure

• No clear strategy between own use and investment

A structured selection process is therefore crucial.

Would you like to check which properties are suitable for your Golden Visa project - in line with your budget, region and use?

Immolymp supports you with a structured pre-selection, clear categorisation of the investment models and personal support until you are ready to make a decision.

Start now with no obligation:

Individual preselection instead of confusing portals.

The Golden Visa Programme Greece is not a standard product, but an individual investment decision. Minimum amounts, property structure, utilisation options and location all interact.

A professional pre-selection saves time, reduces risks and creates clarity - especially for special models or project-based solutions.

Athens and the Riviera are among the most sought-after Golden Visa locations in Greece today.

International buyers appreciate the combination of urban infrastructure, sea access and stable demand - both for their own use and for long-term investments.

Proximity to international ports and transport hubs is a key location factor.

Regions such as Piraeus benefit from logistics, cruises and the maritime economy - with a noticeable impact on property demand.

In addition to Athens, regional markets are also becoming increasingly important.

Cities such as Thessaloniki, Heraklion or Corfu offer attractive alternatives - often with a more moderate entry price and growing investor interest.