Who it is for
Third-country nationals who meet the applicable investment and residence requirements.
INVESTOR HANDBOOK
Everything you should know before investing in Greece.
A practical guide to the Greek Golden Visa, investment routes, property selection, due diligence and the residence process.
INVESTOR GUIDEGREECE2026
THE ESSENTIALS
The essentials, at a glance.
Before looking at properties or discussing numbers, understand how the programme works, what it requires and where professional due diligence becomes important.
Investment routes
Different minimum investment thresholds apply depending on the location and type of qualifying investment.
Residence
The programme provides a Greek residence permit linked to a qualifying investment. It is not EU citizenship.
Due diligence
A qualifying property is not automatically a good investment. Legal, technical and commercial checks matter.
01 / INVESTMENT ROUTES
There is more than one way to qualify.
The applicable minimum investment depends on the location and the legal structure of the investment. The figure alone is never the whole story.
01QUALIFYING ROUTE
€800K
Higher-threshold areas
For qualifying real estate investments in Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100 under the current framework.
Specific property and transaction requirements apply.
02QUALIFYING ROUTE
€400K
Other areas of Greece
For qualifying real estate investments in areas outside the €800,000 threshold locations, subject to the applicable requirements.
The qualifying property must meet the current legal conditions.
03QUALIFYING ROUTE
€250K
Specific qualifying routes
Certain investment structures can qualify at €250,000, including specific change-of-use and listed-building cases.
These routes have additional conditions and should be assessed individually.
Important: Investment thresholds and qualifying conditions depend on the applicable legal route. The information above is a high-level guide and should not replace an individual assessment.
02 / ELIGIBILITY
Start with the person, not the property.
The right investment starts with understanding your circumstances. Nationality, documentation, investment structure and the intended property route all matter.
Check your eligibility →01
Third-country national
The programme is designed for qualifying investors who are nationals of countries outside the EU.
02
Qualifying investment
The investment must satisfy the conditions of the applicable Golden Visa route.
03
Supporting documentation
Passport, property, payment, insurance and other documentation may be required depending on the route.
04
Application requirements
Applications follow the requirements and procedures of the Greek immigration authorities.
03 / RESIDENCEResidence in Greece.
Residence in Greece.
A wider European context.
The Golden Visa provides a Greek residence permit for qualifying investors. Its value extends beyond the physical card, but its legal meaning should be understood precisely.
Greek residence is not the same as EU citizenship and does not automatically grant the right to live or work in another EU country. Travel and residence rights remain subject to the applicable rules.
04 / THE PROPERTY
A qualifying property is not automatically a good investment.
The property has two jobs: it must satisfy the applicable residence requirements, and it should make sense as an investment. Those questions need to be assessed separately.
THE QUESTION IS NOT ONLY“Does this property qualify?”It is also:“Should I invest in this property?”
01
Ownership and title
02
Existing encumbrances
03
Planning and building legality
04
Permitted use
05
Technical condition
06
Location and market context
WHY DUE DILIGENCE MATTERS
Immigration eligibility and investment quality are two different questions.
Technical due diligence helps identify issues before a purchase becomes a problem. It should be considered alongside legal and commercial assessment.
05 / THE PROCESS
Your Golden Visa journey, step by step.
The process is easier to understand when each stage has a clear purpose and the right professional is involved at the right moment.
01
Eligibility
Establish whether your nationality, circumstances and intended investment fit the current framework.
02
Investment Strategy
Choose the investment route and define what you want the investment to achieve.
03
Property Selection
Identify properties that can satisfy both the investment objective and Golden Visa requirements.
04
Technical Due Diligence
Review the property's technical condition, legality, planning status and documentation.
05
Legal & Transaction Process
Coordinate the legal, notarial, tax and property-transfer requirements.
06
Residence Application
Prepare and submit the residence permit application with the required supporting documentation.
07
Residence Permit
Once the application is approved, the residence permit is issued according to the applicable procedure.
06 / FAMILY
The investment can be about more than one person.
Depending on the circumstances and applicable provisions, eligible family members may also benefit from residence arrangements connected to the investor.
Explore Family & Future →07 / PRACTICAL CONSIDERATIONS
Budget for the whole process.
The purchase price is only one part of the financial picture. Professional and transaction-related costs should be considered before committing to an investment.
01
Property acquisition costs
02
Taxes and registration costs
03
Notarial and legal services
04
Technical due diligence
05
Residence application fees
06
Insurance and supporting documentation
Do not plan from the minimum investment figure alone.
Your total budget should account for the property, transaction expenses, professional services and the specific requirements of your chosen route.
08 / COMMON QUESTIONS
A few questions, answered.
01Does the Golden Visa give me EU citizenship?+
No. A Greek Golden Visa is a residence permit. It should not be presented as EU citizenship or as an automatic right to live or work in another EU country.
02Can I choose any property in Greece?+
No. The property must satisfy the legal requirements of the applicable investment route. Technical and legal due diligence is therefore essential.
03Is €250,000 the general Golden Visa threshold?+
No. €250,000 applies only to specific qualifying investment routes. The applicable threshold depends on the structure, property and location.
04Does owning a qualifying property automatically make it a good investment?+
No. Immigration eligibility and investment quality are two different questions. A property should be assessed independently for legal, technical, location and market considerations.
05Can my family be included?+
Eligible family members may benefit under the applicable family provisions. The exact circumstances and documentation should be assessed before proceeding.
READY TO TAKE THE NEXT STEP?
Ready to understand your options?
Start with your eligibility, define your investment strategy and make your next decision with the right information.
Important information: This handbook is provided for general informational purposes and does not constitute legal, tax or financial advice. Greek immigration and investment legislation may change. Requirements should be verified against the applicable legislation and official guidance at the time of your application.
Information reviewed for 2026