A city to make your own
Athens for everyday city life. Choose around your routine, transport needs and neighbourhood preferences, not just the purchase price.
Greece Golden Visa · Residence through property
Your home in Greece.
Residence for your family.
Spend more of the year in Greece, with a home of your own. We help you choose a property, check its Golden Visa eligibility and understand the full purchase and application cost.
Special property categories
from €250,000
* For qualifying conversion or restoration routes. Standard thresholds are €400,000 or €800,000. Purchase taxes and application costs are extra.
- Investment
- from €250,000*
- Residence permit
- 5 years, renewable
- Minimum stay
- Not required
- Family
- Spouse, children, parents
Family members must meet the programme's eligibility rules. Attendance for required in-person procedures is arranged separately.
More than a residence card
Make room for the life you want in Greece
A city apartment, time by the sea or a second base for your family. We start with how you want to use your home, then match the location and residence route.
More time by the sea
A seasonal home or longer stays in Greece. Coastal properties need their own checks on the regional threshold and Golden Visa category.
A second base for your family
Somewhere to return to together. We check eligibility for your spouse, children and parents before the purchase, so the plan covers your family.
Athens and the Athenian Riviera
Property selection from €250,000 to €2 million
Request current options, floor plans and prices. Golden Visa eligibility is checked property by property; the images above show Greece, not properties for sale.
Investment routes
Three routes. Different possibilities.
Match the route to the property and your plans. The €250,000 threshold applies to special categories, not every property in Greece.
Restoration or conversion
Eligible listed buildings or conversion of principal spaces to residential use, subject to further conditions.
€250,000
Property in regional markets
Standard threshold outside the specifically listed territories.
€400,000
Attica, Thessaloniki and certain islands
Threshold for Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with over 3,100 residents.
€800,000
Residential purchase tax: the Greek government has proposed raising the rate from 3% to 15% for certain buyers from outside the EU and EEA. The Finance Ministry named 1 July 2027 as the deadline for completing transactions already under way. This is an announced measure, not a law currently in force. If you plan to buy, start checking eligibility, the property, taxes and timing now: completion takes time. A deposit does not guarantee the current rate. Sources: Greek government and Finance Ministry.
New investor applications from Russian and Belarusian nationals are suspended. A second passport does not guarantee eligibility. Before selecting a property or paying a deposit, disclose both citizenships and obtain a written assessment from Greek immigration counsel. Source: Greek Migration Ministry circular of 21 April 2026.
Costs and fees
The full budget. Not just the property price.
Your investment is in a property you own. Purchase and residence costs sit alongside its price. We separate public fees from professional services and your family's expenses.
| Cost item | Amount / basis |
|---|---|
| Qualifying propertyMinimum investment, depending on the route and location. This is not an all-inclusive price. | €250,000 / €400,000 / €800,000 |
| Property transfer taxOf the taxable value where this tax regime applies: 3% tax plus a municipal levy of 3% of the tax. Confirm the property's tax treatment. | 3.09%* |
| Main investor's applicationGovernment application fee. Family members' fees are calculated separately. | €2,000 |
| Main investor's residence cardCard issuance fee, separate from the application fee. | €16 |
| Legal, notary and registrationProperty checks, contracts and registration. The written quote states the services, fees and applicable VAT. | Quoted separately |
| Insurance, documents and familyInsurance, translations, certifications and dependant applications. Confirm costs before committing. | By family composition |
* The applicable tax regime and tax base depend on the transaction. These are initial costs; ownership costs, ENFIA, management and permit renewal are budgeted separately. Sources: AADE, MITOS.
Request my family budgetBefore you buy
Check the full budget and whether the property qualifies
The investment threshold is not the total transaction cost. Transfer tax, legal checks, notary and registration costs, government fees and family expenses need a case-specific estimate.
What to verify before paying a deposit
- • The property's route and its regional threshold
- • Title, permitted use, size and registrability
- • Use and rental restrictions: Golden Visa property cannot be let short-term
What your estimate should include
The qualifying asset, transfer tax, legal review, notary and registry, application fees, insurance and eligible family members. Conversion or restoration work needs its own budget.
How to assess a Golden Visa property →Explore Athens areas and property selection →US investors
Greece Golden Visa for Americans
A home for longer stays, a family base or a future move. US citizens may apply as non-EU investors if they meet the requirements. Your residence permit does not end US filing obligations; plan the purchase with your US tax adviser and Greek counsel.
Read the US investor guide →UK & EU buyers
A home in Greece for UK and European buyers
A second home by the sea, a family move or a property investment. We help British and EU buyers choose a location, check the property and plan the full purchase budget.
British citizens may apply for a Golden Visa if they meet the requirements. EU citizens can buy property in Greece without a Golden Visa; residence registration and tax planning are separate matters. Living in Europe does not by itself determine your eligibility — citizenship matters.
Find my home in Greece →EU property rights — Your Europe ↗Sources: Greek government — thresholds, rental rules.
Your circumstances
Questions to settle before investing
Your citizenship, family, source of funds and intended stay shape the route. Review the questions that apply to you before committing capital.
US investors
- • Which property category and regional threshold fit your plans?
- • What should your US tax adviser review before a Greek purchase?
- • Which family members, funding documents and transaction costs need checking?
UK & EU buyers
- • Are you buying a second home, moving with your family or investing in property?
- • Do you need a Golden Visa as a UK citizen, or EU residence registration as an EU citizen?
- • Which tax, family and source-of-funds questions need local advice before you pay a deposit?
Process
Your purchase and residence. Step by step.
The purchase can be arranged through a power of attorney. We plan attendance for biometrics and other required in-person procedures separately.
Purchase, application and card issuance are separate stages. Timing depends on the property, documents and application processing.
01
Eligibility review
Check nationality, family members, source of funds and the chosen investment route. Get a written Greek legal assessment for a complex case before any deposit.
Before investing02
AFM tax number
Confirm documents, AFM tax number and whether a power of attorney is needed.
With counsel03
Property review
Check the Golden Visa category, regional threshold, title, permitted use and rental restrictions before reservation.
With counsel04
Completion
Notarial purchase, documented payment and registration of title.
With counsel05
Residence application
File under the appropriate route once the qualifying investment has been documented.
With counsel06
Biometrics and card
Attend the required in-person steps and await a decision on the five-year permit. Timing varies by case.
In personWhat's included
AFM and Greek bank-account support
Legal due diligence on the property
Notarial transaction support
Residence filing and biometric appointment
Review of property-use and rental conditions
Frequently asked questions
Can US citizens apply for the Greece Golden Visa?
Yes. US citizens may apply as non-EU investors if they meet the applicable investment and individual requirements. Purchase alone does not guarantee approval.
Does a Golden Visa change US tax obligations?
A Greek residence card does not end US worldwide-income filing duties. Greek tax residence is a separate determination that also considers a home and center of vital interests, not only a 183-day count.
Can Russian and Belarusian citizens apply for the Greece Golden Visa?
New investor applications from Russian and Belarusian nationals are suspended. A second citizenship does not guarantee eligibility. Obtain a written case-specific assessment from Greek immigration counsel and check sanctions restrictions before buying property.
Must I live in Greece?
The investor-permit residence rule is separate from citizenship; plan actual residence independently if naturalisation is the goal.
May I rent out the property?
Permitted rental use depends on the property route and current restrictions. Have local counsel check it before purchase.
When is citizenship possible?
Not automatically. Naturalisation has separate requirements, including actual residence and integration.
Programme consultation
Your home, your family, your budget
Tell us how you want to spend your time in Greece. We'll discuss suitable areas and properties, your family and the full purchase and residence budget.
- 01Official qualifying threshold and government fees
- 02Family composition and applicable surcharges
- 03Timeline, requirements and next steps
Quick enquiry
Request a shortlist and cost estimate
Share your contact details and property budget in euros. We'll start with your plans and eligibility.
Greece Golden Visa guides
Residence rules and property
Greece Golden Visa 2026
Greece Golden Visa requirements in 2026: property thresholds of €250,000, €400,000 and €800,000, residence permits, renewal and the separate route to citizenship.
Read guide →Greece Golden Visa Properties
Greece Golden Visa properties: where €400,000 and €800,000 apply, when the €250,000 special route is possible and what to check before buying.
Read guide →Greece vs Portugal Golden Visa: which route actually fits?
Greece vs Portugal Golden Visa in 2026: compare property, funds, the two very different €250,000 routes, family residence and citizenship risks.
Read guide →Buying property in Greece as a foreigner: the checks before you pay
How a foreigner can buy property in Greece: AFM, title and technical checks, transfer costs and when a purchase may qualify for a Golden Visa.
Read guide →Greece Golden Visa for Americans: what to check before investing
A practical 2026 guide for US citizens considering Greece's Golden Visa: property thresholds, full purchase budget, family permits and the separate US and Greek tax questions.
Read guide →Greece Golden Visa for Chinese Citizens: a practical 2026 guide
Can Chinese citizens get a Greece Golden Visa in 2026? A practical guide to property thresholds, the full budget, lawful payment, family documents and Greek residence rules.
Read guide →