Greece
As a member state of the EU, Greece offers its residents and citizens a number of reassuring benefits including high levels of safety and security, excellent education opportunities, robust healthcare options, and a dependable rule of law.
Country Overview
Download the Greece factsheet from the residence tab to find out more about the program. Alternatively, contact us directly for any specific questions.
Country Information
Greece offers a unique blend of natural beauty, rich culture, and modern living. With its warm Mediterranean climate, welcoming lifestyle, and thriving cities, it has become a top destination for individuals and families seeking a second home in Europe. The country’s strong performance in tourism, real estate, and shipping continues to drive consistent growth and opportunity.
-
Population: ~9.96 million
-
Language: Greek
-
Economy: Diversified and steadily growing, led by services, tourism, and industry
-
Currency: Euro (€)
-
GDP Growth: 2.3% in 2024, with positive projections for 2025
Living in Greece
Strategically located at the crossroads of Europe, Asia, and Africa, Greece is celebrated as the birthplace of democracy and the foundation of Western civilization. With a rich history dating back to 800 BCE, the country continues to inspire the world through its contributions to philosophy, art, politics, and culture. Today, Athens remains a vibrant capital where ancient landmarks coexist with modern living.
Greece’s geography is uniquely captivating—featuring a mainland nestled in the Balkan Peninsula and thousands of picturesque islands scattered across the Aegean and Ionian seas. It has evolved into a dynamic European business hub and remains one of the world’s most desirable holiday destinations.
A warm Mediterranean climate, award-winning cuisine, vibrant cities, and stunning beaches—combined with a deep sense of tradition and hospitality—make Greece an exceptional place to live. These qualities have drawn countless global citizens to call it their second home.
As a proud EU member, Greece offers a secure and high-quality lifestyle, including access to excellent education, modern healthcare, reliable legal systems, and strong personal safety—making it an ideal choice for families, professionals, and investors alike.
Citizenship in Greece
Greece offers a clear path to citizenship through naturalization after seven years of legal residency. This opportunity allows individuals who have made Greece their home to fully integrate and enjoy the full rights of an EU citizen.
Applicants who build strong ties with the country—socially, culturally, and financially—can apply for citizenship under the Greek Nationality Code (Law 3284/2004). The process includes demonstrating basic knowledge of the Greek language and a connection to the local community.
Achieving Greek citizenship unlocks the freedom to live, work, study, and travel across the European Union, making it a valuable long-term investment in your future.
Residence by Investment Overview
The Greece Golden Visa Program is one of the most accessible and cost-effective residency-by-investment options in Europe. With a minimum property investment, successful applicants and their families gain the right to live in Greece and enjoy visa-free travel across the Schengen Area.
The program offers a fast, straightforward process with no requirement to reside in the country—making it an ideal choice for investors seeking flexibility, security, and access to the European lifestyle.
Investment
Minimum specialized real estate
investment of EUR 250,000
Key benefit
Freedom of travel to Greece and
Europe’s Schengen Area
Key advantages of the Greece Golden Visa Program
-
Visa-free travel in Schengen Area
-
No residency requirement
-
Residence permit with unlimited renewals
-
Can rent out the property
-
Covers spouse, children under 21, and parents
-
Citizenship eligibility after 7 years
-
Can hold shares and receive dividends in Greece
-
Access to healthcare and education
-
Safe, high-quality lifestyle with Mediterranean climate
Requirements of the Greece Golden Visa Program
The Greece Golden Visa Program allows non-EU nationals to obtain a renewable five-year residence permit by investing in real estate in Greece. This program offers a straightforward path to residency through property purchase, with no minimum stay requirement.
The program’s qualifying options are:
Real estate investment in one of the following investment zones:
-
€250,000 — Investment in specialized projects converting commercial properties to residential or restoring listed buildings, anywhere in Greece
-
€400,000 — Purchase of a single property of at least 120 sqm, anywhere in Greece
-
€800,000 — Purchase of properties in Athens, Thessaloniki, or islands with over 3,100 inhabitants
Detailed Real Estate Investment Options for the Greece Golden Visa
-
€250,000 Investment — Specialized Projects
This option allows investors to contribute to Greece’s urban renewal by investing in specialized real estate projects. Eligible investments include:-
Conversion of commercial properties into residential housing
-
Restoration and renovation of listed historic or culturally significant buildings
This investment can be made anywhere in Greece, regardless of the property’s location or size. It supports preserving Greece’s architectural heritage while providing investors with an affordable entry point to the program.
-
-
€400,000 Investment — Single Residential Property (Minimum 120 sqm)
Investors can purchase a single residential property anywhere in Greece, with the minimum size requirement of 120 square meters.-
This option is popular among buyers looking for spacious homes or apartments for personal use or rental income.
-
It offers flexibility in location, allowing investment in urban or rural areas, coastal regions, or islands.
-
-
€800,000 Investment — Prime Locations
For investors seeking properties in Greece’s most sought-after locations, this tier requires an investment of at least €800,000 in:-
Athens, the capital city and economic hub
-
Thessaloniki, Greece’s second-largest city and a vibrant cultural center
-
Islands with a population exceeding 3,100 residents, offering premium lifestyle and tourism opportunities
-
Procedures for Greece Golden Visa Program
Step 1: Visit Greece
Step 2: Choose the preferred property
Step 3: Submission of the application
Step 4: Final verification
Greece residence by real estate investment program FAQs
What is the Greece Golden Visa Program?
The Greece residence by investment program, also known as the Greece Golden Visa Program, offers residence to individuals and their families through significant investments in the country.
What are the investment options available for the Greece Golden Visa Program?
Investment options include real estate purchases, capital investments in Greek businesses, and contributions to government bonds.
What are the benefits of obtaining Greek residence through investment?
What is the minimum investment required for the Greece Golden Visa Program?
How long does it take to process an application for the Greece Golden Visa Program?
Can family members be included in the Greece residence by investment application?
What are the residence requirements for the Greece Golden Visa Program?
What documents are required for the Greece Golden Visa Program application?
Is it possible to obtain Greek citizenship through the residence by investment program?
What is the process for applying to the Greece Golden Visa Program?
Greece Real Estate
Everything you need to know about acquiring premium real estate in Greece and linked to the Greece Golden Visa Program.
Holding period of real estate
Necessary to maintain and renew residence permit
Type of ownership
Minimum real estate investment
EUR 250,000
Rental income opportunity
Greece Real Estate Overview
Before the global financial crisis of 2008–2009, Greece’s real estate market enjoyed steady growth for nearly a decade. While the country experienced a slower recovery compared to other economies, property investment in Greece remains widely regarded as safe and low-risk. After more than a decade of decline, the Greek property market is now once again attracting significant foreign interest.
Between 2022 and 2024, Athens emerged as a hotspot for real estate growth. In 2022, property prices in Athens increased by 13% year-on-year, with apartment prices across Greece rising 11.2%. This strong momentum continued into 2023, with residential property prices up 13.8%, followed by an additional 10.4% growth in the first quarter of 2024. This rebound marks a sharp recovery from the 44% drop since 2008, driven by robust foreign investment, a thriving tourism sector, and Greece’s ongoing economic resilience.
The surge in tourism has been a key catalyst behind the real estate market’s revival. Tourist arrivals soared from 15 million in 2009 to 35 million in 2018, boosting demand for holiday properties, particularly on Greece’s famous islands. The Greece Golden Visa Program further fuels this demand by offering investors residency rights in exchange for real estate purchases.
Overall, the Greek real estate market presents an attractive opportunity for buyers seeking capital appreciation, lifestyle benefits, and secure investment in one of Europe’s most beautiful and culturally rich countries.
Are there any restrictions on the acquisition of real estate in Greece by foreign buyers?
Before the global financial crisis of 2008–2009, Greece’s real estate market experienced steady growth for nearly a decade. Although Greece’s recovery was slower than many other economies, property investment here remains widely considered safe and low-risk. After more than a decade of decline, the Greek property market is once again attracting strong foreign interest.
Between 2022 and 2024, Athens became a major hub for real estate growth. In 2022, property prices in Athens rose by 13% year-on-year, while apartment prices across Greece increased by 11.2%. This positive trend continued in 2023, with residential property prices climbing 13.8%, followed by another 10.4% rise in the first quarter of 2024. This significant rebound reverses much of the 44% decline seen since 2008 and is fueled by growing foreign investment, a booming tourism sector, and Greece’s resilient economy.
Tourism growth has been a key driver behind the market’s revival. Tourist arrivals jumped from 15 million in 2009 to 35 million in 2018, sparking high demand for holiday homes, especially on Greece’s popular islands. Additionally, the Greece Golden Visa Program encourages investment by offering residency rights in return for property purchases.
Overall, Greece’s real estate market offers an attractive opportunity for buyers seeking capital growth, a desirable lifestyle, and a secure investment in one of Europe’s most beautiful and culturally rich destinations.
How can immovable property in Greece be acquired?
After obtaining a tax identification number and opening a bank account, the buyer must conduct a land registry search to ensure that the chosen property is free of encumbrances. Once cleared, the transfer tax is paid, and the final contract is signed by the buyer and the seller before a notary. The contract of sale is registered at the local land registry as the absolute proof of ownership. Within three months, the property must be registered with the tax authorities. The process can be handled by proxies.
Does the applicant need to open a bank account in order to purchase property, and if so, what is the procedure?
The opening of a bank account is not a prerequisite; however, it facilitates the transaction and tax procedures related to the ownership of a property. A bank account can be opened in person or via power of attorney. The applicant must also provide a list of required documents (such as proof of tax residence, proof of address, and source of funds).
What additional expenses will the real estate transaction incur?
In addition to the actual cost of the property, some other expenses will be incurred, most of which are based on the ‘assessed tax value’ of the property.
– Notary fees: 1.5–2% + VAT of the property value
– Land registry fees: 0.5–0.7% of the property value
– Transfer tax: 3.09% of the property value, payable to the revenue service
– Real estate agency fees (where applicable): 2% + VAT of the purchase price
– Travel and accommodation expenses for due diligence on properties outside Athens EUR 350–500
What kind of returns can be expected from property investment in Greece?
Properties are reasonably easy to let. An owner’s annual return from the lease, after expenses and taxes, is estimated at around 4–5%. In central Athens, the gross rental yield on apartments is about 4.49%, while outside the city center, it is about 4.05%.
How is rental income taxed?
Greece has a progressive taxation system. The income tax on rental income is 15% per annum for the first EUR 12,000, 35% between EUR 12,000 and EUR 35,000, and 45% thereafter.
What other immovable property-related taxes and charges are imposed in Greece?
All property owners in Greece (including those who invest in real estate to acquire a Greek residence permit) are liable to pay tax on immovable property in Greece or the income that may arise from such property, regardless of their domicile or residence. Uniform real estate property tax (ENFIA) is calculated based on the location, price zone, surface, floor, year built, and other similar factors. It is approximately EUR 5–10 per m2 annually (roughly calculated as 0.2% of the taxable property value), depending on the tax value of the property.