How to Apply for Greece’s Golden Visa (2025)

What is Greece’s Golden Visa?

Introduced in 2013 under Law 4251/2014, Greece’s Golden Visa is a residency-by-investment program for non-EU nationals. It offers a 5-year renewable residence permit through investments like real estate, providing visa-free travel across the Schengen Area and a potential path to citizenship after 7 years. As of March 6, 2025, it’s one of Europe’s most affordable and popular golden visa options, despite recent threshold increases in high-demand areas.

This guide details the 2025 requirements, investment options, application process, and tips to secure your Greek residency. Whether you dream of Athens or Santorini, here’s how to make it happen!

Who Qualifies for Greece’s Golden Visa?

Non-EU nationals over 18 can apply. Key eligibility criteria for 2025 include:

Core Requirements

• Minimum investment (e.g., €250,000 in specific real estate, €400,000, or €800,000 by region).
• Clean criminal record (past 5 years, home country, and any residence).
• Valid private health insurance covering Greece.
• Passport valid for at least 6 months.
• No ban from Schengen countries.

Proof Needed

• Investment documentation (e.g., property deed, fund receipt).
• Passport, criminal record certificate (legalized/translated), insurance policy.
• Proof of funds for investment (e.g., bank statements).

Investment Options in 2025

As of August 31, 2024, Greece updated its real estate thresholds. Here are the current options:

• Real Estate (€800,000): Single property (min. 120m²) in high-demand areas like Athens, Thessaloniki, Mykonos, Santorini, or islands with 3,100+ residents.
• Real Estate (€400,000): Single property (min. 120m²) in other Greek regions.
• Real Estate (€250,000): Convert commercial property to residential (anywhere) or restore listed cultural properties (work completed within 5 years).
• Financial Options: €500,000 in Greek company shares, bonds, or bank deposits; €350,000 in mutual funds.

Note: Short-term rentals (e.g., Airbnb) are banned for Golden Visa properties as of 2025.

Step-by-Step Application Process

The process is fast (2-6 months). Here’s how to apply in 2025:

1. Choose Investment: Select and complete your investment (e.g., buy property, transfer funds).
2. Get NIE & Bank Account: Obtain a Greek tax number (AFM) and open a local bank account (optional but helpful).
3. Gather Documents: Passport, investment proof, criminal record, insurance, and payment receipts (€2,000 fee).
4. Submit Application: File remotely via a lawyer or in-person at the Greek Migration Directorate. Pay €2,000 per investor, €150 per dependent.
5. Biometrics: Visit Greece within 12 months for fingerprints and photos (requires a D visa if not visa-exempt).
6. Receive Permit: Get your 5-year residence card within 1-2 months post-biometrics.

Pro Tip: Use a Power of Attorney to handle most steps remotely—only one trip is needed!

Costs of Greece’s Golden Visa

Beyond the investment, expect these fees in 2025:

• Investment: €250,000, €400,000, or €800,000 (plus 3-6% real estate taxes).
• Application Fee: €2,000 per investor, €150 per dependent (via e-paravolo).
• Permit Card: €16 per person.
• Legal/Translation Fees: €1,000-€5,000 (optional).
• Total Initial Cost: €3,000-€10,000+ (excluding investment).

Expert Tips for Success

• Hire a Lawyer: Speeds up the process and ensures compliance (€1,000-€3,000).
• Pick €250,000 Option: Conversion properties are the most affordable entry point.
• Legalize Early: Apostille and translate documents before submission (1-2 weeks).
• Plan Biometrics: Schedule your Greece visit within 6 months of applying.
• Check Zones: Confirm property location for the right threshold (€400K vs. €800K).

Frequently Asked Questions (FAQs)

References & Resources

• Greek Migration Ministry - Official program details.
• Golden Visas Greece - Application support.
• Global Citizen Solutions - Investment insights.