Greece’s Golden Visa program now stands out in Europe for its low‑cost investment threshold, minimal physical‑presence requirement, and immediate permanent residency.
Key benefits
- Family inclusion – the visa can be extended to spouses, children and dependent parents.
- Permanent residence from day 1 – no temporary permit is required first; the residence is valid for five years and can be renewed as long as the investment is maintained.
- No mandatory stay – holders may live outside Greece without losing the permit, though a 183‑day stay each year is needed to qualify for citizenship later.
Path to citizenship
- Residency requirement – seven years of living in Greece for at least 183 days per year.
- Additional tests – language and history exams.
- Military service – Greek male citizens aged 19‑45 must serve, but those residing permanently abroad can defer or be exempt after age 45.
Investment options
| Option | Minimum amount | Type of investment | Notes |
|---|---|---|---|
| Real‑estate | €250,000 | Property anywhere in Greece (most areas) | From 31 July 2023, prices in Athens, Mykonos, Santorini, and Thessaloniki rise to €500,000; other regions remain at €250,000. |
| Securities / corporate | €400,000 | Greek government bonds or equity in a Greek company | Considered the least favorable route. |
| Bank deposit | €400,000 | Deposit in a Greek bank for ≥5 years | Must be maintained for the duration of the residence permit. |
- The real‑estate route is the most popular because of the lower threshold and flexibility across the country.
- An upfront 10 % payment (by 31 July 2023) secures the €250,000 price for the four high‑demand regions, allowing completion by December 2023.
Processing time
- Fast track – as little as two months for a single applicant.
- Extended families – up to six months when multiple dependents are included.
Tax considerations
- Worldwide income – Greece taxes residents on global earnings unless a special regime is elected.
- Flat‑tax regime – €100,000 annual tax for those who become tax residents, requiring property ownership and proof of sufficient income.
- Pensioner scheme – 7 % flat tax on foreign pensions, rents and dividends for retirees from countries with a double‑tax treaty (e.g., EU members, U.S., Canada, UK, Mexico, Russia).
Practical advice
- Assess residency goals – if the aim is only a residence permit, the €250,000 real‑estate investment offers the quickest, cheapest route.
- Plan for citizenship – factor in the seven‑year stay, language/history exams, and potential military obligations for male applicants.
- Consider tax regime – the flat‑tax option may be attractive for high‑income individuals, while the pensioner scheme benefits retirees with foreign income.
- Monitor regional price changes – investments in Athens, Mykonos, Santorini, and Thessaloniki now require €500,000, so targeting other regions can preserve the €250,000 threshold.
