The Greece Golden Visa program provides a fast, affordable, and flexible way to gain European residency while investing in real estate or other qualifying assets. With a minimum investment starting at €250,000, successful applicants and their families gain access to a range of benefits.

Investing in Greece, one of modern Europe’s top success stories, gets you:

Family Inclusion - You can include a spouse or a partner in your application, including a same-sex partner. Biological or adopted dependent children up to the age of 21 may also be included. Parents and in-laws may be included as dependents as well.

No Presence Requirement - There is no requirement to reside in Greece full-time. Greece does not impose physical stay requirements on Golden Visa holders. The only time you need to visit is for your biometrics submission (see Step 7).

Earn Rental Income - Investing in property in Greece permits you to rent out your investment property if you choose to do so, earning you a rental yield. Recent trends have shown that Greece’s property market has been growing over the recent past as the country experiences growth across many sectors.

Schengen Area Access - Residency in Greece through the Golden Visa program includes the bonus of being able to travel visa-free through the 29 countries within the European Schengen Area and ETIAS. 

Current estimates of the duration of the process, from initial consultation to Golden Visa approval, range from 10 months to 2 years, depending on the complexity of the case

Following an initial consultation and risk profile assessment with our team at Immigration Diligence along with our partners in Greece, we will work to assess which investment route works best for you.

We will also connect you with a Greek lawyer via Power of Attorney (POA) with expertise in property transactions (if using the property investment route) to begin your initial paperwork.

A Greek lawyer conducts full due diligence on chosen property. The investor must have POA signed in order to proceed with property purchase and golden visa issuance. Having a POA in place eliminates the need for the investor to travel to Greece multiple times for paperwork, as the lawyer will be authorized to handle everything himself/herself. The lawyer can finalize the property acquisition and file residency application in your absence, requiring only one trip for the investor - for biometrics.

Once you have retained your lawyer and initial paperwork has been completed, we will help you with your AFM Application (Greek tax identification number). The AFM (Αριθμός Φορολογικού Μητρώου) is required for property transactions, tax filings, and setting up utility services.

After the AFM, opening a local bank account is necessary to manage the financial aspects of the purchase, such as deposits, payments, taxes, and fees. We recommend keeping copies of transfer confirmations and bank receipts.

With assistance from our team of experts, we will help you finalize the investment option that works best for you. The real-estate purchase route is generally the more popular option amongst Americans. Other options tend to have stricter regulatory/documentation burden and may have limitations.

Those other options include a 10-year lease or timeshare in hotel accommodation or tourist residences with thresholds of €400,000 or €800,000 depending on the location, a fixed-term deposit of at least €500,000 in a Greek bank, or investment in Greek government bonds, shares, corporate bonds, or certain investment funds.

If going the property purchase route Immigration Diligence will work alongside you and our local partners in Greece to ensure your choice of asset meets the Greek Golden Visa’s criteria (restoration/conversion threshold, value threshold, location rules, often a minimum surface area for single-property options).

Once selection has been finalized and all preliminary checks are completed, you will then execute the transfer in accordance with the chosen route (property purchase transfer; fund subscription; deposit). 

For funds, collect subscription agreement and proof of payment. For deposits, a bank certificate of deposit.

For property purchase the title deed of the property and signed contracts will be finalized at this stage. A notary will prepare the notarial certificate which states the property purchase and payment status. The notarial deed is critical evidence for the Golden Visa application.

After the transaction has been completed you will then begin collecting all the documents needed for your golden visa application. We recommend referencing the Greek government’s official Ministry of Migration & Asylum’s webpage on the Golden Visa to see the full list of documentation required. 

A complete application includes four (4) recent printed digital passport photos, also stored in digital form (CD) jpeg2000. Ensure that your passport photos are the proper size - 40x60mm. The photos must meet biometric standards: a clear, full-face view with a neutral expression, closed mouth, and eyes facing the camera directly, on a white background with no shadows or reflections.

This includes proof of investment, proof of health insurance coverage, and proof of a clean criminal background check. You will also need to obtain an “Identity History Summary Check” from the Federal Bureau of Investigation (FBI).

Immigration Diligence’s legal partners in Greece will then prepare your golden visa application and file it online. The application will be processed by the Ministry of Migration & Asylum and at this time payment of analysis fee / administrative charge will become due.

Once your Golden Visa application is submitted, you will receive an official notification inviting you to schedule your biometric data appointment. It is recommended to provide biometric data within six months of submitting your application.

This step is not typically utilized by American citizens. Immediately after submission of Golden Visa application the Ministry issues a receipt—often called the “Blue Certificate” or “Blue Paper”. This receipt serves as a temporary residence permit and allows you to stay legally in Greece while your application is processed, even before you provide biometrics.

Upon submission of your biometric data to the Greek authorities the Ministry will undertake its own due diligence and review all the paperwork. Immigration Diligence and our local partners will continue to work closely with you throughout the process to ensure your application is timely and efficiently processed. After applying, the Ministry of Migration & Asylum will issue a receipt that can serve as a temporary residence permit while awaiting the application decision.

After submitting your biometrics for the Greece Golden Visa, the government begins the final processing stage of your application, which leads to the issuance of your official Golden Visa residence permit card. The approval time for this stage can range from 6 months to a year. 

Once approved, you will receive your renewable residency permit which is valid for 5 years if purchasing real estate. Financial investment-based residence permits (e.g., via Greek funds or bank deposits) often begin with a 1-year permit. This 1-year card can then be renewed and extended for a further 3 years.

After a five year period, the Golden Visa residence permit must be renewed. Your legal counsel will assist you with the renewal process. The residence permit may be renewed indefinitely as long as the investment is maintained. Absences from the country do not impede the renewal of the residence permit.

The property needs to be owned to renew. If you buy a new property your lawyer can just change the registration to the new property

The renewal process varies slightly depending on which method of investment you choose:

Real Estate Investment Renewal: Residence permits issued under the real estate option are valid for five years. You can renew for subsequent 5-year periods as long as you remain the full owner of the qualifying property and maintain any related lease agreements or contracts as required.

Financial Investment Renewal (Non-Real Estate Assets): After the initial 1 year plus the following 3 years, your residence rights can be extended in additional 3-year increments, provided you continue to meet all the financial investment requirements (such as maintaining the minimum capital in qualifying Greek assets or funds). The process involves submitting updated documentation and proof of ongoing investment at each renewal interval.

There is a government fee that needs to be paid to renew your residence card.

The applicant may apply for Greek citizenship following a period of 7 years of tax residence (183+ days per year spent in Greece). The applicant must also demonstrate moderate proficiency in the Greek language and knowledge of Greek history and culture.

At Immigration Diligence, we work closely with you alongside our local partners to ensure that your application is handled with the care and diligence it deserves. Reach out to us today for more information on the Greek Golden Visa process.