The Greece Golden Visa allows investors to include multiple generations of family members in one residency application. Eligible relatives can include a spouse, children under 21, and parents of both spouses, making the program one of Europe’s more family-inclusive residence-by-investment options.
Through a qualifying real estate investment starting from €250,000, applicants can obtain renewable five-year residence permits and extend residency benefits to eligible family members without increasing the minimum investment threshold.
Who Can Be Included
The Greece Golden Visa follows a “three-generation” family inclusion structure.
Eligible family members may include:
- Main applicant.
- Legally married spouse.
- Children under 21.
- Parents of the main applicant.
- Parents of the spouse.
The ability to include parents is one of the program’s main family-planning advantages. For larger families, this structure can reduce the need for separate investment applications and simplify long-term relocation planning.
The required investment amount remains the same whether the application includes only the investor or several eligible family members.
Greece Golden Visa Investment Thresholds In 2026
The Greece Golden Visa investment threshold depends on the property type and location.
€800,000 Threshold
The €800,000 minimum applies in:
- Attica, including Athens.
- Thessaloniki.
- Mykonos.
- Santorini.
- Crete.
- Areas with populations above 3,100 residents.
Requirements include:
- One property only.
- Minimum property size of 120 square meters.
€400,000 Threshold
The €400,000 minimum applies in most other regions of Greece.
Requirements include:
- One property only.
- Minimum property size of 120 square meters.
€250,000 Threshold
The €250,000 threshold remains available for specific property categories:
- Conversion of commercial properties into residential units.
- Restoration of protected historical buildings.
For this option, there are no restrictions on property size or number of properties.
Reconstructed properties have become an attractive route because they offer a lower entry threshold and may provide access to premium locations where new development is limited, including historic districts and central urban areas.
These projects may also offer property value growth, rental income opportunities, and early-stage purchase options. Restoration projects can also support urban renewal and preservation of architectural heritage.
Family Application Process
Applying for the Greece Golden Visa as a family involves legal, investment, and administrative steps. Some parts of the process may be completed remotely, including property acquisition through a power of attorney.
1. Eligibility Assessment
The process begins with a review of the investor’s profile, family structure, and objectives.
At this stage, the applicant confirms which relatives can be included, what investment route is suitable, and what documents will be needed.
2. Property Selection And Reservation
The investor selects a qualifying property based on budget, residency goals, and preferences.
Property viewings may be done in Greece or remotely through virtual tours.
Once a property is selected, it can generally be secured with a reservation deposit of around 10% of the purchase value.
3. Investment Completion And Registration
The final sale agreement is signed before a notary and registered with the Greek land registry.
Travel to Greece is not always required at this stage. A Greek lawyer can manage the transaction through a power of attorney.
The investor completes payment, settles applicable taxes and fees, and arranges required health insurance.
4. Residence Permit Application
After completing the investment, the residence permit application is submitted for the investor and eligible family members.
Applicants receive a temporary residence document known as the White Paper, which allows entry into Greece while the application is under review.
5. Biometrics Appointment
Applicants must attend a biometrics appointment in Greece to provide fingerprints and photographs.
This is a mandatory step in the residence permit process.
6. Approval And Residence Card Delivery
After approval, residence permits are issued and delivered to the applicants.
The permits are valid for five years and can be renewed if the requirements continue to be met.
Required Documents
Applicants and family members generally need to collect and legalise supporting documents before submission.
Typical documents include:
- Valid passports for all applicants.
- Marriage certificate.
- Birth certificates for children.
- Documents confirming parental relationship, where applicable.
- Criminal record certificates.
- Proof of health insurance.
- Passport photographs.
The final document list depends on the applicant’s personal circumstances and family structure.
Rights And Benefits For Family Members
Approved family members receive residence permits linked to the main applicant.
Key benefits include:
- Five-year renewable residence permits.
- Visa-free travel across the Schengen Area for up to 90 days in any 180-day period.
- No minimum physical stay requirement.
- Access to healthcare and education in Greece.
- Ability to maintain residence without relocating permanently.
- Option to apply for citizenship after seven years of qualifying residence.
- Access to Greece’s Non-Dom tax regime with a fixed annual tax of €100,000.
Mandatory Costs For Family Applications
In addition to the qualifying investment, families should budget for government, legal, property, and procedural costs.
Typical costs may include:
- Government application fees.
- Residence permit issuance fees.
- Biometric processing costs.
- Legal fees.
- Translation and certification expenses.
- Medical insurance.
- Property acquisition costs.
- Notary and registration fees.
Indicative costs include:
| Fee or tax | Cost |
|---|---|
| Property transfer tax | 3.09% of the property price |
| Land registry registration fee | 0.6% of the property price |
| Notary fee for property transfer | About 1.5% of the property price plus VAT |
| Private health insurance | From €150 per person |
| Document translations | From €150 |
| Immigration fees | €2,000 for the main investor; €150 for each family member over 18 |
| Card issuance | €16 per person |
These figures are approximate. Actual costs depend on the property value, investment structure, number of family members, legal requirements, and case-specific details.
Practical Considerations
The Greece Golden Visa is structured as a family residency option rather than only an individual investor permit.
Its main advantages for families include:
- Inclusion of spouses, children under 21, and parents of both spouses.
- One qualifying investment covering eligible family members.
- Five-year renewable residence.
- No minimum stay requirement.
- Schengen travel access.
- Multiple investment thresholds, including €250,000 conversion and restoration routes.
The main decision points are the family structure, property location, investment threshold, required documents, and total costs beyond the purchase price.
For families seeking multi-generation European residence, the Greece Golden Visa remains one of the broader family-inclusion programs available in Europe in 2026.
Source article: www.astons.com
