Golden Visa Greece has become one of the most popular residency-by-investment programs in Europe. It offers non-EU investors a clear and legal pathway to European residency through real estate investment. With a relatively low entry threshold, flexible residency requirements, and access to the Schengen Area, it’s no surprise that international buyers are eager to buy apartments in Greece and secure long-term stability for their families.
This article provides a practical, step-by-step plan—from selecting the right property to receiving your resident card. You’ll also learn about timelines, hidden risks, and common mistakes that can delay or derail the process. Whether you’re exploring Athens apartments for sale or planning a broader investment strategy, this guide will help you move forward with confidence.
What Is Golden Visa Greece?
Golden Visa Greece is a residency-by-investment program that grants a five-year renewable residence permit to non-EU citizens who invest in Greek real estate. The permit extends to immediate family members, including spouses and dependent children.
Unlike many other European programs, Golden Visa Greece does not require permanent residence in the country. Investors can maintain their residency status while living elsewhere, making it ideal for international entrepreneurs and globally mobile families.
Benefits of the Greek Golden Visa Program
Golden Visa Greece offers a strong mix of lifestyle and financial advantages:
- Visa-free travel within the Schengen Area
- No minimum stay requirement
- Family reunification under one investment
- Renewable residency with a path to long-term EU residence
- Competitive real estate prices compared to other EU countries
For investors looking to buy apartments in Greece, the program combines asset ownership with immigration security.
Who Is Eligible for Golden Visa Greece
Eligibility requirements are straightforward:
- Non-EU citizenship
- Clean criminal record
- Health insurance valid in Greece
- Minimum qualifying real estate investment
Both individuals and families can apply, and there are no age, language, or education requirements.
The Ultimate Step-by-Step Plan to Residency
Step 1: Defining Your Investment Strategy
Before entering the market, you must define your goals. Are you prioritizing rental income, capital appreciation, or personal use?
Choosing Between Residential and Commercial Property
Residential properties are the most common option. However, commercial real estate can also qualify under specific conditions. Each option carries different tax and management implications.
Why Athens Is the Top Investment Location
Athens remains the most popular destination due to high demand, strong rental yields, and liquidity. Many investors focus on Athens apartments for sale because they balance affordability with long-term growth potential.
Step 2: Legal Preparation and Documentation
Proper preparation avoids delays and costly errors.
Obtaining a Greek Tax Number (AFM)
An AFM is mandatory for all financial transactions in Greece. It can be obtained remotely through a legal representative.
Opening a Greek Bank Account
While not always mandatory, a Greek bank account simplifies payments and compliance checks.
Step 3: Property Selection and Due Diligence
Choosing the right property is more than just price and location.
Legal Checks and Title Verification
A licensed lawyer must verify:
- Ownership history
- Absence of debts or liens
- Zoning and building compliance
Skipping due diligence is one of the most common and expensive mistakes.
Step 4: Signing the Purchase Contract
Once due diligence is complete, the purchase contract is signed before a notary. Payment must be made via traceable banking channels to comply with Golden Visa Greece regulations.
Step 5: Submitting the Golden Visa Application
The application includes:
- Proof of investment
- Valid passport copies
- Health insurance
- Biometric data appointment confirmation
Applications are submitted to the Greek immigration authorities.
Step 6: Biometrics and Temporary Residency Certificate
After submission, applicants receive a temporary residence certificate, allowing legal stay and travel within Greece while waiting for approval.
Step 7: Receiving the Residence Permit Card
Once approved, you collect your biometric residence card. This card is valid for five years and can be renewed as long as the investment is maintained.
Timelines: How Long Does the Process Take?
On average:
- Property purchase: 1–2 months
- Application preparation: 2–4 weeks
- Residence permit issuance: 2–4 months
Total timeline: 3–6 months, depending on region and documentation accuracy.
Hidden Pitfalls and Common Mistakes
Some risks investors often overlook include:
- Properties that do not qualify for Golden Visa Greece
- Delays due to incomplete documentation
- Tax misunderstandings
- Using unlicensed intermediaries
Professional legal guidance significantly reduces these risks.
Taxation and Ongoing Obligations
Property owners must pay:
- Annual property tax (ENFIA)
- Income tax on rental earnings
- Maintenance and management fees
Understanding these costs ensures realistic investment planning.
FAQs About Golden Visa Greece
1. Can I sell my property and keep residency?
No. Selling the qualifying property cancels the residence permit.
2. Is permanent residence required?
No. There is no minimum stay requirement.
3. Can my family apply with me?
Yes. Spouses and dependent children are included.
4. Does Golden Visa Greece lead to citizenship?
It may, but only after meeting residency and integration requirements.
5. Is buying property remotely allowed?
Yes, through a power of attorney.
6. Are short-term rentals allowed?
Regulations vary by region and property type.
Conclusion: Is Golden Visa Greece Worth It?
Golden Visa Greece remains one of Europe’s most accessible and flexible residency programs. For investors seeking stability, mobility, and real estate ownership, it offers exceptional value. Whether your goal is lifestyle relocation or portfolio diversification, a well-planned approach—supported by legal and market expertise—can turn this opportunity into a long-term success.