Golden Visa

There are three main investment categories based on property type and region.  

1. €800,000 Minimum Investment
   For properties located in high-demand areas, including Attica, Thessaloniki, Mykonos, Santorini, and the Greek Islands with a population of more than 3,100 inhabitants, investors must make a minimum real estate investment of €800,000. The property must also be at least 120 square meters in size and purchased as a single unit. 
2. €400,000 Minimum Investment
   For properties in all other regions of Greece, the minimum investment required is €400,000. The investment must be made in a single property of at least 120 square meters in size.
3. €250,000 Minimum Investment
   This lower threshold applies to conversion projects or historical restoration projects. Investors can purchase property located anywhere in Greece and of any size. 

• Conversion of Commercial Property to Residential: The commercial property intended for conversion must not have been in use within the last five years, and the conversion must be completed before applying for the Golden Visa. The property must have obtained a residential license after April 1, 2024. Any changes in use made with licenses obtained before April 1, 2024, are not eligible for the €250,000 Golden Visa.

• Restoration of Listed Buildings: Properties officially recognized for their historical or cultural value must be restored within 5 years of Golden Visa approval. The property cannot be sold until restoration is fully complete.

General Requirements 

• Ownership: Real estate properties must be owned outright by the applicant. If the property is acquired through a legal entity, the applicant must own 100% of the company shares. 

• Renewal: The Greek residence permit is renewable every five years as long as property ownership is maintained. 

• Permanent residency in Greece (initially valid for 5 years, renewable) 

• Visa-free travel across the Schengen Area 

• Opportunity to generate euro-based rental income 

• Residency rights extended to spouse and children 

• No minimum stay requirement to maintain the visa 

• Access to healthcare, education, and lifestyle services in line with European standards 

Residency for 3 Generation families, children up to 21 (+3 years extantion only for Greece)

No requirement to reside

EU Schengen visa travel

No Capital gain tax on resale

There is no written or verbal interview in the residence permit process.

There is no education or work experience requirement.

There is no income tax collected from the foreigners other than the rent income tax.

By making an investment you obtain a five-year residence permit. Your residence permit is renewed in every five years. In fact, your investment means a life time residence permit as long as you don’t sell it. Even if the conditions change in the future, (increase in minimum investment amount, ending the application, etc.) this does not affect you. Your vested interest is state guaranteed as long as you don’t leave. 

No, the Golden Visa does not automatically grant citizenship. However, after 7 years of continuous residence and meeting specific criteria, applicants may apply for Greek citizenship. This is a separate process that requires physical residency. 

The application process usually takes between 3 to 6 months. Solena provides full legal and operational support to ensure a smooth and efficient experience. 

Golden Visa holders are not considered tax residents unless they live in Greece. However, property taxes and rental income taxes still apply. Solena offers assistance with tax planning and compliance. 

To maintain your residency status, the property must remain under your ownership. Selling the property will result in the loss of your residency rights. Therefore, it is essential to plan your investment with a long-term perspective. 

Yes. The Golden Visa program includes family members of the main applicant: 

• Spouse 

• Children under 21 

• Parents of both spouses 
  This allows the entire family to enjoy long-term residency through a single investment. Solena coordinates the documentation for all family members to ensure a smooth process. 

Yes, but under specific conditions. 
While applications are typically submitted by individuals, in some cases it is possible to invest through a non-EU legal entity. In such cases: 

• The applicant must own 100% of the legal entity’s shares. 

• The property must be worth at least €250,000. 

• The process involves additional documentation and legal review, so professional guidance is recommended. 

No. One of the key advantages of the Golden Visa is that there is no residency requirement. You do not have to live in Greece to retain your visa, as long as you maintain ownership of your investment property. 

Solena provides strategic advice to help you make the most of this flexibility. 

Yes. Properties acquired under the Golden Visa program can be rented out, allowing you to earn stable income in euros. Solena offers integrated rental and property management services. 

Yes, you can sell the property. However, if the buyer does not meet the Golden Visa investment threshold, your residency permit will be revoked. If the new owner wishes to apply, they must start a new application process. 

After the great economic crisis, the real estate market in Greece experienced a decline like many other sectors and after 7 years of stagnation, the Greek real estate market started to attract the attention of EU and non-EU foreign investors.

Even though the real estate prices in Greece are still lower than the other European countries, since 2020, real estate market started to grow according to Bank of Greece reports.

According to provisional data, apartment prices are estimated to have increased on average by 14.5% year-on-year in the first quarter of 2023. In 2022, apartment prices increased by an average annual rate of 11.7%, compared with an average increase of 7.6% in 2021.

More specifically, in the first quarter of 2023 the year-on-year rate of increase in prices was 12.8% for new apartments (up to 5 years old) and 15.6% for old apartments (over 5 years old). According to data, in 2022 prices of new apartments increased on average by 12.2%, against an increase of 8.2% in 2021, whereas prices of old apartments increased by 11.3% in 2022, against an increase of 7.2% in 2021.

Broken down by region, in the first quarter of 2023 apartment prices increased year-on-year by 16.5% in Athens, 16.1% in Thessaloniki, 13.1% in other cities and 10.6% in other areas of Greece. For 2022 as a whole, prices increased on average by 13.7%, 12.5%, 10.6% and 7.9% respectively in the above-mentioned areas.

For full report please click here.

According to data from the Bank of Greece, housing prices across the country rose by 10.4% in the first half of 2024 compared to the same period in the previous year. In Athens, this increase stood at 9.4%, reflecting high housing demand, particularly in major cities. Read full article 

In 2024, the transaction volume in the Greece real estate market reached $7 billion, with residential properties accounting for 82.94% of the total, while commercial real estate made up just 17.06%. For full article 

The real estate sector is experiencing a significant transformation, not only through new projects but also through the renovation of historic and older buildings. Reports from the Bank of Greece and the National Bank of Greece (NBG) indicate that by 2030, the country is expected to attract €45 billion in real estate investments. This points to a wide range of opportunities for both individual and institutional investors. 

Projections suggest that Greece’s residential real estate market will reach a transaction volume of approximately $9.39 billion by 2029. 

The current gap of 14% between property prices and their 2008 peak levels highlights significant growth potential. This indicates an ideal time for investors to enter the market. 

The Bank of Greece predicts an average annual price increase of 3% from 2025 to 2030. While this rate is slightly lower than the projected growth in household disposable incomes, it represents a healthy growth trend. In the short term, an average price increase of 7% is expected.

Solena offers end-to-end support, including: 

• Property search and selection 

• Legal consulting and application management 

• Visa tracking and coordination 

• Property and rental management 

• Tax planning and local compliance 

We go beyond investment—offering a complete roadmap to long-term value and lifestyle planning.