A Full Review on the Greece Golden Visa: Should I Get It? (2025)

If you’re considering living in the EU, Greece stands out as an attractive option. Its Golden Visa program offers one of the lowest investment requirements in the region, with a fast processing time of as little as 90 days.

Beyond the initial residency, the program grants a renewable five-year permit, allowing you to live in Greece and travel freely within the Schengen Zone. Additionally, after seven years of residency, you may be eligible to apply for Greek citizenship.

In 2025, an increasing number of people, particularly from the US and the UK, are showing interest in Greece’s Golden Visa program. In this article, I’ll break down the program’s key details to help you determine whether it’s the right choice for you. By the end, you’ll have a clear understanding of its benefits, requirements, and how it compares to similar programs across the EU.

If you’re looking for personalized advice or are ready to start your application, feel free to reach out through the contact form below.

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What Are the Benefits of the Golden Visa?

Greece has a golden visa program that gives you a Greek residence permit which is valid for 5 years. After that, you can keep renewing it or apply for permanent residency or citizenship. 

• With a Greek residence permit, you can freely travel around the European Union with no hassle.
• It also gives you access to the healthcare system in Greece, which is excellent.
• You don’t have to worry about medical debt as you might in a country like the United States. You can also use the healthcare system in other European countries for a small fee if you encounter an issue in another country such as Italy.

Also, once you get this residence permit, it is difficult to lose. The only two ways to lose it are by disposing of the investment or committing a crime.

If you wait seven years, you can become a Greek Citizen.

Investment Requirements

There are several investment options available for the Greece Golden Visa program:

• Real estate investment
• Lease agreement
• Capital contribution
• Bonds
• Shares or Stocks Investment

Let’s take a closer look at each option in detail.

Real Estate Investment

This is the most popular option for obtaining the Greece Golden Visa. There are three real estate investment options, each with a minimum investment requirement:

• €250,000: Purchase a commercial property and convert it into residential use. This applies to any location or property size.
• €400,000: Buy a single residential property in Greece with a minimum size of 120 sqm.
• €800,000: Purchase property in Athens, Thessaloniki, or islands with more than 3,100 inhabitants.

In my opinion, the last option (purchasing property valued at €800,000) is the most straightforward. However, if you plan to live in Greece long-term, the first and second options are also good choices.

When you contact an immigration lawyer using the form at the end of this article, you’ll also receive a list of real estate investment opportunities.

Lease Agreement

You can enter into a 10-year lease agreement for hotel accommodations or furnished tourist residences with a value of €400,000 or €800,000, depending on the zone. This option is particularly attractive if you have experience in the hospitality industry.

Capital Contribution

You can make a capital contribution to a company in Greece with a minimum investment of €500,000. This can be a public limited real estate company or other Greek-based businesses.

Bonds Purchase

There are two available options:

• Minimum €500,000: Purchase Greek government bonds through a Greek credit institution.
• Minimum €800,000: Invest in shares, corporate bonds, or Greek government bonds on regulated Greek markets or multilateral trading facilities.

Stocks

You can invest in shares or stocks with a minimum investment of €350,000 in a mutual fund.

Other Requirements 

• Have health insurance with Greece coverage
• Must not be a resident of another EU country
• Must be at least 18 years old
• Have no criminal record.

Required Documents

These are the documents needed to apply for the Golden Visa.

• Two copies of an application form
• A valid passport
• Certified copies of all the pages of your passport
• Notarized copy of the real estate agreement or documents related to the investment you made
• Proof of sufficient funds
• Proof that you bought private Greek health insurance
• Proof that you paid all the application fees.

Application Process

Application Process for the Greece Golden Visa

The application process for the Greece Golden Visa program typically follows these steps:

1. Contact an immigration specialist to initiate the process. You can do this through the form below.
2. Undergo due diligence checks to confirm your eligibility for the program.
3. Gather all required documents for yourself and any dependents applying.
4. Visit Greece to explore investment properties and appoint a legal representative to finalize the process.
5. Submit your application and supporting documents to the Greek government.
6. Complete biometric data collection.
7. Receive your residency permit, valid for five years.

Additional Requirements:
If you’re making a non-property investment, you may need to obtain a Greek tax number and open a Greek bank account. Both can be done remotely or in Greece.

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Tip: If you’re investing in real estate, it’s highly recommended to visit Greece in person to inspect properties or meet with investment partners. Online listings may not always reflect reality, so verifying your investment firsthand can help you avoid surprises.

Processing Time

The processing time is among the fastest in the EU and should take between 90 days to 120 days. Of course, it might not always be the case. It can take longer if you do not submit all the documents correctly. Some offices are faster at processing than others as well.

A word from various recipients says that if it is an investment by property, it goes a little faster.

Can I Add Family Members?

Yes, family members can be added.

They must be:

• Legal Spouses
• Dependent children under 21 years old
• Parents

Extension

The resident permit can be extended relatively easily. As long as you still keep your investment, you should be able to renew your resident permit without a problem. 

The only real obstacle to revoking this residence permit is committing a crime. If you commit a crime in Greece or another country and they find out about it, the permit becomes revoked.

How Much Does the Application Cost?

To obtain a Greece residence permit for up to five years as a real estate owner, the application fee is €2,000, while family members pay €150. An additional €16 fee is added for clerical matters.

Can I Apply for It Myself?

While it’s possible to apply yourself, many people who get these golden visas seek agencies to assist them with the process.

Greek bureaucracy can be challenging, especially if you don’t speak Greek. It’s also an overwhelming and expensive process. It might help to have someone evaluate the investment to ensure you aren’t taking excessive risks.

Using an agent can make the process much smoother than doing it yourself. However, this is entirely up to you.

Getting Permanent Residency or Citizenship

You can obtain permanent residency in Greece after five years.

After seven years, you can become a Greek citizen.

There are quite a few benefits to becoming a Greek citizen.

• You get a say in politics
• They can’t deport you or cancel your residency
• A Greek passport gives you unlimited freedom of movement in the European Union

However, there are a few hurdles to obtaining a Greek passport.

• You must be in Greece for more than 183 days a year in each year
• You must be a Greece tax resident
• You must be able to speak Greek fluently.

Why Having a Greek Citizenship?

Similar to other EU passport, with Greek citizenship, you have access to work and live in the rest of the European Union with no hassle. You also don’t need to maintain the investment once you are a citizen.

A Greek passport is among the strongest in the world.

Also, if you are investing in property, you can do whatever you want with your property. You can rent it out if you choose. Greece doesn’t have homeowners’ associations. You can more or less do as you please, as long as you aren’t doing something dangerous to others.

Dual Citizenship

Greece allows dual citizenship.

However, some countries do not permit dual citizenship. US and Canadian citizens can obtain other citizenships, while those from countries like China, Japan, or Taiwan cannot. Check the rules of your home country.

Some people from the US renounce their US citizenship due to double taxation. If this interests you in the future, consult a tax specialist to see if it is worth it.

If you renounce, it costs nearly US$3,000 and can involve a long wait. You still need to resolve the taxes you owe or accrued in the year you renounced your citizenship.

There are some countries where you can’t renounce your birth citizenship, such as Argentina, but that doesn’t matter as Argentina allows dual citizenship.

Disadvantages

Let’s take a look at the main disadvantages of the Greece Golden Visa program. 

Citizenship Duration 

One disadvantage is that obtaining citizenship takes longer than some other golden visa programs, such as Portugal’s Golden Visa, which only takes five years.

Residency Requirement

To get citizenship, you must also be present in Greece for half of the year. Suppose you want to become an EU citizen by investment without staying around.

In that case, you should consider other countries.

This program is an excellent choice if you want to spend a lot of time in Greece and enjoy an excellent life there, resulting in more permanent status.

Language

The phrase ‘It’s all Greek to me” signifies that the Greek language can be challenging to learn, particularly for English speakers. While Greece has a long history with tourism and many people know English, it can be difficult when dealing with some businesses or navigating various offices or hospitals.

Taxes

Another disadvantage is dealing with taxes, especially if you are a US citizen; you still have to file US taxes. 

You will likely owe US taxes if you are eligible for this visa. Greek taxes can also be high for high earners, varying between 9-45%.

For income starting at 35,000 a year, it is already taxed at 45%. There are also various luxury taxes. Other countries offer more tax breaks.

Greece also has an inheritance tax. The rate is anywhere between 1-40%, depending on the amount and degree of kinship. For spouses and children, though, it doesn’t exceed 10%.

Although it’s not a tax haven, it’s not any higher than many other countries in the EU.

How Do You Keep Your Residency Active?

As long as you hold onto the investment and don’t get into trouble, you should be able to keep the residency for as long as you want.

However, if you want it to count towards citizenship, you must be in Greece for half of the year.

Why Live in Greece?

Greece has a much more favorable cost of living than most European countries. It’s far less than in the US, UK, and Australia.

Healthcare System

A significant factor for people who want to retire in Greece is the healthcare system. Many Northern and Western Europeans enjoy the options they have for healthcare. This is also the same for Americans, Brits, and other people interested in moving to Greece.

Weather

The weather is another factor. Greece has hot weather most of the year, and winters are often mild. If you choose an island such as Crete, you can expect weather into the mid or upper 20s (80s Fahrenheit) in the late fall.

Pace of Living

Greeks also have a nice, leisurely pace when it comes to living. They do not live to work like they do in the US. They simply work to live. They have a much more laid-back lifestyle. Greeks in some parts of Greece have one of the longest life expectancies in the world thanks to their easygoing lifestyles and healthy Mediterranean diet.

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Safety

Greece is also a very safe country. Violent crimes are very low, and virtually all are not towards strangers. It’s safe to go out at night in most places. Greece is also an LGBT-friendly destination. It recently legalized gay marriage this year.

Diversity

There is also a lot of diversity in Greece. Many people think of Greece as just Athens and a couple of the islands. That is not true. You can live in many overlooked places in Greece and offer a better quality of life than many places on the beaten path.

Education System

Greece has an excellent education system. If you want to seek higher education for yourself or your children, this is a great country to do so. A lot of universities in Greece offer English language degrees and instruction.

They have excellent schools for children. You could put your children in a Greek public school, or you can pay for an international school. There are a lot of different options regarding education.

Other

While the Greek language is complex, many locals are happy to help. English is widely known. There are also lots of language courses that offer Greek language instruction for foreigners at reasonable rates.

Greece is also one of the oldest countries in Europe, with a vibrant history dating back thousands of years. The Greeks have a rich and distinctive culture. Getting to live in such a place would be very interesting. 

The locals love to share their culture with foreigners. Also, a vast group of expats and foreigners from all over the world live there. In addition to meeting Greeks, you can have friends and connections from all over the world.

Should I Apply for Greece’s Golden Visa?

Greece’s Golden Visa is great, especially when you are planning to retire here and get access to a quality healthcare system. However, it takes 7 years to get citizenship, while it only takes 5 years for Portugal’s golden visa, with a similar investment amount.

In case you are looking for the fastest way to get an EU passport, Portugal is still the number one choice.

If you want to find out more about Greece Golden Visa program or get our personal advice, please fill in the form below.