The Greece Golden Visa Program under Law 5038/2023 grants permanent residency to non-EU investors and their families through real estate investment. This program offers a seamless pathway to live in Greece and enjoy visa-free travel within the Schengen Zone.

Investment Requirements

To qualify for the Greek Golden Visa, investors must purchase real estate in Greece with the following minimum investment thresholds:

• 800.000€ : Attica Region, Thessaloniki, Mykonos, Santorini, and islands with over 3.100 residents.
• 400.000€ : All other locations in Greece.

Investment Conditions

• The purchase must be for one single property (not multiple lower-value properties).
• The property must be at least 120 sq.m.
• Shared ownership is permitted, provided the individual investment meets the minimum value.

Special Investment Categories

1. Commercial-to-Residential Conversions

• If converting a commercial property into residential use, the minimum investment is 250.000€, regardless of location.
• The conversion must be completed before applying for the Golden Visa.

2. Restoration of Heritage Properties

• If investing in a historically significant building, the minimum investment remains 250.000€.
• The restoration must be fully completed to renew the residency permit after five years.

Property Usage Restrictions

• Investors can lease their properties but short-term rentals (e.g., Airbnb) are not allowed.
• Converted properties cannot be used as business headquarters or branches.
• Violating these rules leads to permit revocation and a 50.000€ fine.

Golden Visa Duration & Family Benefits

• The residency permit is valid for 5 years and is renewable indefinitely as long as the investment is maintained.
• Absence from Greece does not affect renewal eligibility.
• Investors can include family members, including:
  - Spouse.
  - Children under 21 (who can later apply for independent permits).
  - Investor’s and spouse’s parents.
  

Key Benefits of the Greek Golden Visa

• Visa-free travel across the Schengen Zone.
• Access to public healthcare and education in Greece.
• No residency requirement to maintain the permit.
• Favorable investment conditions compared to other EU Golden Visa programs.

Greek Property Taxes & Fees

1. Real Estate Transfer Tax

• A 3% tax on the higher value between market and objective tax valuation.
• Additional costs include notarial, municipal, and registry fees (1-2% of the transaction value).

2. Annual Property Tax (ENFIA)

• Tax is calculated based on property size, location, and use.

Why Choose Greece for Your Investment?

• Strategic location between Europe, Asia, and Africa.
• Strong real estate market with high rental yields.
• Low investment threshold compared to other EU Golden Visa programs.
• A safe and welcoming country with rich culture and Mediterranean lifestyle.