Greece Golden Visa

Yes, but only in two cases: a non-residential building converted to housing, or the restoration of a listed building. It is not a regional threshold; no city or district is a €250,000 zone. The conversion must have been carried out after 5 April 2024 and completed before the application. Whether a property qualifies for this route is confirmed in writing through legal review before any funds are transferred.

Across the entire Attica region (Athens, Piraeus, the Riviera and the northern and southern suburbs), in Thessaloniki, on Mykonos and Santorini, and on every island with more than 3,100 residents. In these areas the standard route requires a single home of at least 120 m². No district of Athens has a €400,000 threshold.

In every region outside Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. The condition is the same: a single property of at least 120 m². A home in Halkidiki, Evia or the Peloponnese, for example, falls into this tier.

Your spouse, your children under 21, and the parents of both you and your spouse. Your spouse's unmarried child under 21 from a previous marriage qualifies where custody rests with your spouse. All apply on one file, under one investment.

Children are included in the family permit until they turn 21. At 21 they move to an independent three-year permit, which carries a €450 fee. There is no fee for children under 18.

No. There is no minimum-stay requirement. The permit renews every five years for as long as you hold the property. One consequence: unless you actually live in Greece, the residence period required for citizenship does not accrue.

Shortlist, review, reservation and tax number take a few weeks; the title deed is completed in 3–4 weeks. After the Golden Visa application, the card is issued in about 4–6 months depending on where the application is filed; the appointment and card calendar is set by the authorities. The two things that most often add time are an incomplete source-of-funds file and a property with title issues. We do not promise a fixed timeline; we report the actual timeline in writing at every step.

Long-term letting is free and does not affect the permit. Short-term (daily or weekly) letting of a Golden Visa property is prohibited; the fine is €50,000 and the permit can be revoked. On the €250,000 conversion route the ban is expressly five years. Rental income is taxed in Greece at progressive rates starting at 15%.

Most steps are completed remotely under a power of attorney granted to your lawyer: tax number, bank account, reservation, title deed. Visiting the property is recommended but not required; we provide live video viewings. One trip to Greece is needed for biometrics. The power of attorney is drawn up at a notary in Türkiye and apostilled.

The price is sent by SWIFT from your own bank account in Türkiye to your own account in Greece. Türkiye sets no legal ceiling; a 0.2% foreign-exchange levy and bank charges apply when buying the currency. Source-of-funds documents (statements, sale, salary or dividend records) form part of the application file. Payment must come from the account of the investor, the spouse or a relative up to the second degree, not from a company account.

A double-taxation treaty between Türkiye and Greece is in force. Rental income is taxed first in the country where the property is, that is Greece; how it is declared and credited in Türkiye depends on your personal position and is settled with your accountant. This page is not tax advice.

Not directly. The Golden Visa is a residence permit. Greek citizenship is a separate application: seven years of actual residence with more than 183 days a year, plus language and integration requirements. Most Golden Visa holders never take that route; the permit itself is the goal. If a passport is your aim, plan the route with a Greek lawyer from the outset.

According to the announcement, from 1 July 2027 non-EU individuals buying residential property will pay 15.45%. There is no law text yet and no Golden Visa exemption has been announced. The decisive date is the transfer of title, not the agreement or payment date. A transfer completed by 30 June 2027 stays at today's rate. We explain this with arithmetic, not urgency.

The full threshold amount must be paid by bank transfer from the own account of the investor, the spouse or a relative up to the second degree. In practice this rules out financing the threshold amount with a loan. Where the price exceeds the threshold, options are reviewed case by case with your lawyer.

Selling the property ends the permit. To keep it, you must hold the property or acquire another qualifying property at the same time. For individuals, capital gains tax on a sale is suspended until 31 December 2026; an extension into 2027 is under discussion.

Yes. A child under 18 can own the property and be the main applicant, acting through legal representatives. Court authorisation is required and the full price must be paid up front by bank transfer; the child cannot take on debt. Whether the parents obtain residency through the child's investment is not expressly regulated; it is confirmed in writing case by case, never promised.

Yes. Each family member needs a separate policy of at least one year, from a Greek insurer or a foreign insurer that expressly covers Greece; travel insurance is not accepted. 2026 premiums are roughly €70–105 a year for an adult and €60–85 for a child.

The threshold boxes on this page show starting-price bands. The legal threshold is set by the property's location and legal status. For every property you choose, an independent lawyer confirms it in writing during legal review; the reservation follows that confirmation.