Greece Golden Visa – Residency through Real Estate Investment
For non-EU citizens looking to invest in real estate and explore residency rights in Greece. The B.5 permit is valid for 5 years; maintaining and renewing it depends on the investment and legal conditions.
Real estate investment thresholds
| Minimum threshold | Case |
|---|---|
| €800,000 | Attica, regional units of Thessaloniki, Mykonos, Thira/Santorini, and islands with over 3,100 inhabitants. |
| €400,000 | All other areas. | €250,000 | Properties converted to residential use or listed buildings requiring restoration, meeting specific criteria. |
Thresholds apply to a single property. The €400,000/€800,000 category requires at least 120 m² of primary living space for newly built homes or properties with a building permit; storage areas and parking spaces are not included in this area.
For listed buildings, restoration must meet requirements before the first renewal. Lawyers and engineers in Greece must inspect each property prior to the transaction.
Rights and limitations
- Permits may be considered for eligible family members; relationship, age, and individual profiles must be verified.
- The residence permit, along with a passport, allows for short-term travel within other Schengen countries, subject to the 90-day limit per 180-day period and entry requirements.
- The real estate Golden Visa does not grant access to employment in Greece. It does not imply automatic rights to work or reside long-term in other EU countries.
- Citizenship is not automatically granted after a period of holding the permit; naturalization is a separate procedure with its own conditions.
- Properties under this program are restricted for short-term rentals. Explore exploitation options before calculating potential returns.
Documentation and process
- Discuss goals, budget, nationality, and family members with KeyApply.
- Greek lawyers assess eligibility and conduct legal due diligence on property, permits, and payment records.
- Execute the eligible transaction; prepare passport, insurance, notarized documents, property registration, and technical papers according to the category.
- Submit the application via the electronic system; complete biometrics and any additional requirements.
The actual timeline depends on the transaction and application processing; a 2-month permit issuance is not guaranteed.
Estimated costs
Beyond the property purchase price, there are taxes, notary fees, registration fees, legal fees, insurance, translation fees, and family application fees. The Mitos portal announces an initial issuance fee of €2,000 for the change-of-use category and €16 for the residence card. Fees must be verified prior to submission.
How does KeyApply support?
KeyApply receives your requirements, coordinates property information, and connects you with appropriate professionals. The scope of work, the lead legal representative in Greece, and fee quotes are confirmed before commencement.
Prepare your total budget, source of funds, preferred regions, usage needs (living/renting), and family details for an effective consultation.
“Request consultation” at 0 CAD is a registration option for a meeting; it is not the property price or the total service fee.
Government resources
- Greek Ministry of Migration – Guide 1/2026 on B.5 permits
- Mitos – Change of use category
- Enterprise Greece – Investment thresholds and rental restrictions
- Greek Ministry of Foreign Affairs – Schengen travel regulations
Learn more
Contact KeyApply via phone, email, or messaging through the KeyApply.com website.