Frequently Asked Questions
Find answers to the most common questions about investing in Greek real estate and obtaining a Golden Visa.
Everything you need to know, all in one place.
Is Greece a Schengen country?
Greece is a Schengen country. Investors can travel freely in 26 Schengen member states in Europe.
What is the current state of the Greek real estate market?
From an investment perspective, Greece still offers attractive opportunities. House prices are rising in popular areas like Athens, Thessaloniki, Mykonos, and Santorini. Exchange rates and investment conditions vary, providing potential for long-term returns.
How about the cost of living in Greece?
Generally lower than in other Western European countries. The average monthly cost for a family of three is around €600–700, depending on lifestyle and location.
What are the advantages of the Greek investment immigration program?
Flexible investment threshold: Investment from €250,000 up to €800,000 depending on property type and location.
Fast process: Residence can generally be obtained within 2–3 months.
No strict residence requirements: You do not need to live in Greece.
Simple criteria: No formal education or language requirements; criminal record certificate is now required; valid medical insurance is mandatory.
Schengen access: Freedom to travel across 26 Schengen countries.
Family inclusion: Main applicant’s family members can also enjoy benefits.
Property rights: Full ownership of real estate; rental income allowed.
Favorable tax conditions: Reasonable property taxes and relatively low cost of living, with no double taxation on real estate income.
What are the requirements for Greek property investment immigrants?
Age: At least 18 years old, no upper age limit.
Property investment: Purchase real estate in Greece worth at least €250,000 (higher amounts required in prime areas).
Criminal record: Provide a criminal record certificate from your country of origin.
Medical insurance: Valid health insurance covering the applicant and family members.
Does the applicant have any education, language, background, capital and other requirements?
Applicants do not need formal education, language, or business background.
Proof of funds is required to show the source of investment.
Criminal record certificate and valid medical insurance are now mandatory.
Do I need to provide a crime-free certificate during the application process?
Yes. A criminal record certificate from the applicant’s country of origin is now required for all main applicants and included family members.
Do I need to provide a health certificate to apply for residence?
No formal health certificate is required.
Valid medical insurance covering the applicant and all included family members is mandatory for the application.
Who is regarded as a family member of the buyer?
Spouse
Unmarried children under 21 years old (in some cases, children up to 24 can be included as dependents)
Parents of the buyer and the spouse
Is there an age requirement for bringing children? What to do after exceeding?
Children under 21 years old can be included in the residence application.
If a child turns 21 during the validity of the residence permit, annual renewals can be requested until the age of 24.
Ownership transfers of property to adult children do not automatically grant residency; residency for adult children and parents follows standard investment requirements.
How long does it take to obtain residence?
Greece offers a fast-track process for Golden Visa applicants.
Temporary residence permit is usually granted within 2–3 weeks after property purchase.
Full residence permit can typically be obtained within 2–3 months.
Is there any immigration supervisor in Greece, and are there any restrictions on long-term residence?
No immigration supervision applies for Golden Visa holders.
Living in Greece is not required to maintain the residence permit.
I have purchased multiple sets of real estate with a single value less than 250,000 Euros and a total value greater than or equal to 250,000 Euros. Can I get a residence permit?
Yes. Whether you own one or multiple properties, you are eligible for a Golden Visa residence permit as long as the total investment meets or exceeds the minimum threshold (€250,000 or higher depending on location).
If I buy farmland, can I get residence?
Yes. Any type of real estate qualifies, residential, commercial, shops, offices, farmland, warehouses, or land for construction, as long as the total investment meets or exceeds the minimum threshold (€250,000 or more depending on location).
What kind of house can I buy in Greece for 250,000 Euros?
In Athens, €250,000 can buy a 60–70 m² apartment in less central areas; larger or premium apartments cost more.
In other regions, €250,000 can purchase medium-sized apartments or small houses.
Additional spaces such as balconies, gardens, storage rooms, or garages may increase the price.
How to deal with Greek investment immigration?
Select or visit properties in Greece, either remotely or in person.
Sign a letter of intent and pay a deposit to secure the property.
Meet with a lawyer to authorize the transaction, obtain a Greek tax number, and open a bank account.
Pay the remaining balance for the property.
Submit the residence application along with all required documentation (proof of funds, criminal record certificate, medical insurance, property contract).
Receive temporary residence within 2–3 weeks; full residence permit typically within 2–3 months.
Ιn addition to the purchase of 250,000 euros for Greek investment immigrants, what are the costs?
Typical house purchase costs in Greece:
| Expense Item | Paying To | Approx. Amount (€) |
|---|---|---|
| Purchase Price | Seller | €250,000+ |
| Cadastral Value | N/A | €120,000 |
| Legal Fees | Lawyer | 1–1.5% of property price + 24% VAT |
| Notary / Interpreter | Notary / Translator | €200–500 |
| Property Transfer Tax | Greek Tax Office | 3% of cadastral value |
| Municipal Tax | Municipality | 3% of transfer tax |
| Land Registry Fee | Land Registry | 0.5% of cadastral value + VAT + €80 |
| Real Estate Agency Fee | Agency | 2% of contract price + 24% VAT |
Costs may vary depending on location, property type, and service providers.
Fees for Residence in Greece:
| Expense Item | Paying To | Approx. Amount (€) |
|---|---|---|
| Legal Fees | Lawyer | €500 + 24% VAT per person |
| Application Fee | Greek Immigration Service | €2,016 for main applicant, €166 for each family member |
| Medical Insurance | Insurance Company | €120–€300 per person (depending on age) |
Fees may vary slightly depending on service providers and insurance coverage.
What are the costs of holding a property in Greece?
| Item | Approx. Amount (€) | Frequency |
|---|---|---|
| Single property tax (ENFIA) | €300–€800 (for purchases over €250,000) | Annually |
| Common fees / maintenance | €30–€50 | Monthly |
Actual amounts depend on property size, location, and facilities.
What documents do buyers need to provide to apply for residence?
Completed application form
Valid passport copy
Proof of entry into Greece (visa, flight tickets, etc.)
Three recent passport-style photos
Valid medical insurance covering the applicant
Real estate purchase contract and property registration certificate
Proof of funds showing the source of investment
What documents do family members of the buyer need to provide for residence?
- Completed application form
- Valid passport copy
- Proof of entry into Greece
- Three recent passport-style photos
- Valid medical insurance covering each family member
- Real estate purchase contract and property registration certificate
- Proof of family relationship (marriage certificate, birth certificates, dual certification where required)
The residence permit is updated every 5 years. Once the investment immigration policy is stopped, how can I protect my rights?
Residence permits are typically renewed every 5 years. If the investment immigration policy changes or ends, existing permits remain valid under the rules in effect at the time of issuance.
Can I work locally after obtaining the right of abode?
No, Golden Visa holders cannot work as employees in Greece. You can establish and manage a company as a shareholder.
How can the accompanying children go to school?
Children may attend private or international schools; tuition fees vary (approx. €8,000/year for well-known international schools).
Public education is free, including access to nurseries, primary and secondary schools, and basic healthcare services.
After my residence permit is issued, can I travel directly from the country of residence to the Schengen country? Do I need to go to Greece first?
Yes. Golden Visa holders can travel freely to all 26 Schengen countries immediately after obtaining the residence permit. There is no requirement to enter Greece first, though the permit is issued based on your Greek property ownership.
Can I use real estate as mortgage to obtain a loan?
Yes. Greek real estate can be used as a mortgage or collateral to obtain a loan, under the same conditions as local residents.
Can I rent out real estate to a third party?
Yes. Golden Visa holders may rent out their Greek real estate legally, following local rental laws.
What are the costs of house rental in Greece?
Rental income tax is progressive:
Up to €12,000/year: 11% tax
Above €12,000/year: 11% on the first €12,000, 33% on the excess
Additional local taxes and fees may apply depending on municipality and property type.
What are the naturalization conditions for Greek immigrants?
Minimum age: 18 years old.
Criminal record: Applicant must not have been sentenced to imprisonment for more than six months in the last 10 years.
Immigration history: No violations of Greek immigration laws or deportation records.
Residency requirement: Must have legally lived in Greece for at least 7 years before applying for naturalization.
Long-term residence: Must hold a 5-year residence permit in Greece.
Language: Applicant must be fluent in Greek.
Integration: Must integrate into Greek society economically and socially, including:
Understanding Greek history and culture
Engaging in professional, business, charitable, or social activities
Maintaining family relationships with Greek citizens (if applicable)
Fulfilling tax obligations
Owning property in Greece
Civic participation: Applicants are encouraged to participate in political and social life, understanding the Greek Constitution and modern political history, and engaging in social and political groups as appropriate.
The Greek residence permit is renewed every 5 years. What will happen when the Greek government cancels its investment policy?
Once the residence permit is issued, it remains valid regardless of changes or cancellation of the investment program.
Renewal of the residence permit depends only on maintaining property ownership and compliance with Greek law; policy changes do not affect your permit.
I live in Greece. What if I get sick?
Greece has a well-developed healthcare system. Golden Visa holders can access public healthcare services similarly to local residents. For higher-quality or private care, investors may choose private hospitals or clinics. Private health insurance is available for a few hundred euros per year, covering common illnesses, surgery, and hospitalization. Residents can also opt for insurance with broader coverage, including options that cover medical care throughout the EU.
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