Greece Golden Visa

The Greece Golden Visa is a residency-by-investment programme offering non-EU nationals a renewable residence permit in exchange for a qualifying investment, most commonly in real estate. It remains one of the more accessible European residency routes and is valued for its comparatively low entry threshold and the absence of any minimum-stay requirement to maintain the permit.

What sets Greece apart is that, unlike many peers, it has retained a property-based route. Investors can acquire qualifying real estate and obtain residence for the whole family, with access to the Schengen Area. The trade-off, and a critical recent development, is that thresholds have risen sharply in high-demand areas to cool the property market.

We see strong interest from families who want a European base in a Mediterranean setting, combined with a tangible asset they can use, let or eventually sell. For many clients the appeal is as much emotional as financial: a foothold in a country they already love to visit, held in a way that also opens a door to Europe for the next generation.

Who it suits

The programme suits investors who prefer holding a real, usable asset over an abstract fund position, and who want residence without any obligation to live in Greece. It works well for:

• Families seeking Schengen access with no minimum-stay requirement
• Buyers comfortable with property ownership, including letting and management
• Those wanting to include spouse, children and dependent parents in one application

It is less suited to clients seeking a fast citizenship route, as naturalisation in Greece is lengthy and demanding.

Cost and what is really involved

The qualifying investment is tiered by location. As at 2026, the threshold in the most sought-after areas, such as central Athens, Thessaloniki and popular islands, has risen to roughly EUR 800,000, with around EUR 400,000 applying in many other regions, subject to ongoing change. Lower thresholds may apply to specific categories such as commercial-to-residential conversions or restorations.

On top of the purchase price, applicants should expect property transfer tax, notary and legal fees, advisory costs and ongoing property running costs. Rental yields exist but vary widely by location and season, and we treat any income projections cautiously rather than as a basis for the decision.

Tax and lifestyle

The permit does not automatically create Greek tax residence, which generally depends on presence and ties. Investors who let their property will have Greek-source rental income to declare, and those who relocate should obtain tailored advice, including on any incentive regimes that may be available.

The lifestyle appeal is considerable: a long coastline, a strong climate, deep cultural heritage and improving connectivity. For many clients the property doubles as a holiday home, which makes the investment feel useful rather than purely instrumental.

The process and timeline

The route is relatively straightforward by European standards:

• We confirm eligibility and identify qualifying property in the correct threshold band
• The purchase is completed, usually via a Greek tax number and local bank account
• The application is submitted with biometrics for each applicant
• The permit is issued and renewed on the prescribed cycle

Timelines vary, and recent demand has lengthened processing in places. We plan conservatively and keep clients informed rather than committing to fixed dates.

Pitfalls and how we avoid them

The principal risks are property-specific: overpaying in a hot market, title or planning irregularities, and underestimating running and management costs. The tiered thresholds also create a trap, where a property in the wrong location may not qualify at the price expected. Currency exposure and exit liquidity deserve attention too.

We address these with independent valuation, rigorous title and planning checks through trusted local counsel, and clear-eyed advice on total cost of ownership and eventual resale. We also stress that the recent threshold increases reward early, well-located decisions and penalise rushed ones, so we would rather wait for the right property than force a qualifying purchase.

How HPT helps

We manage the engagement end to end: sourcing and vetting qualifying property, coordinating tax-number and banking setup, instructing local lawyers, and steering the application through issuance and renewal. We stay close to the family throughout, flagging policy shifts as they emerge and keeping the renewal calendar current. Our priority is a clean title, a sensible price and a permit that holds up, so the investment serves the family's wider plan reliably rather than becoming a liability to manage.