Greece golden visa application process step by step

The Greek golden visa is granted under Article 20 of Law 4251/2014, the migration code, and the investment thresholds were reshaped by Law 5100/2024. Those thresholds, which now range from €250,000 for conversion and listed building projects to €800,000 in the most popular areas, are explained in our separate guide. This article follows the practical path from first steps to permit, using the document list published by the Ministry of Migration and Asylum as of October 2026.

If you are still comparing destinations, our overview of European residence by investment programmes sets Greece against Cyprus, Malta and Portugal. The current price zones are covered in our article on the Greece golden visa investment thresholds.

Step one, preparing to buy

Before any purchase, the investor needs a Greek tax identification number (AFM), issued by the tax authority, and a bank account with a Greek bank. Both can usually be arranged through a lawyer acting under a power of attorney, which is how many overseas buyers manage the process without spending long periods in Greece.

A Greek lawyer then carries out legal due diligence on the property. This typically covers title, encumbrances, building permits, planning status and any unauthorised construction. The zone in which the property sits matters, because it determines whether the €400,000 or €800,000 threshold applies, and the property must be a single unit of at least 120 square metres on the main routes.

Step two, completing the purchase

The purchase is completed before a notary. The full price must be paid by bank transfer, cheque or another traceable method through the Greek banking system, and the contract must be free of outstanding conditions. The deed is then registered with the land registry or the Hellenic Cadastre.

Transfer tax, notary fees, land registry fees and legal fees are payable on top of the purchase price. Buyers of new-build property may pay VAT rather than transfer tax, depending on the circumstances of the building, so the tax position should be confirmed before signing.

Step three, gathering the documents

The ministry’s list for an initial investor permit under Article 20B includes the following:

• the application form;
• four recent passport-style photographs, also in digital form;
• a certified copy of a valid passport bearing a valid visa;
• the €16 fee for the electronic residence permit card;
• the electronic fee under Article 132 of Law 4251/2014;
• a private health insurance contract covering the applicant in Greece;
• a certificate from the notary who drew up the purchase contract, confirming the parties, the property and the payment details;
• a certificate from the land registry or cadastre confirming that the property has no encumbrance;
• proof that the transfer has been registered.

Documents issued abroad generally need an apostille and an official Greek translation. Requirements can vary for alternative investments, such as long-term hotel leases or land with a building contract, which have their own document lists.

For a guided view of how this paperwork is prepared and submitted on your behalf, our Greece residency page explains each stage.

Step four, filing and biometrics

The application is filed with the competent authority, and once it is lodged the applicant receives a certificate of application that allows lawful stay while it is processed. Applicants attend in person for biometric data to be taken. The ministry’s golden visa page does not publish a fixed processing time, so families should plan for some months between filing and the issue of the permit card.

Family members

The permit can extend to family members, typically the spouse or registered partner, children under 21 and the parents of both spouses. Each family member receives a separate permit linked to the investor’s. The rules on who qualifies, and how this compares with other programmes, are set out in our article on family members in European residence programmes.

Renewal and ongoing obligations

The investor permit is valid for five years and can be renewed for further five-year periods as long as the property remains in the investor’s ownership and possession. There is no minimum stay requirement for renewal. According to the ministry’s document list, renewal requires the application form, photographs, a valid passport, the €16 card fee, the €2,000 electronic fee, private health insurance and copies of all passport pages covering the period of the last permit.

The permit does not give the right to take employment as an employee, but the holder may invest and act as a shareholder or director. Short-term letting of a golden visa property is not permitted. Investors who become Greek tax residents may also consider the Greek flat tax regime for new residents.

If you would like to talk through how these rules might apply to your own circumstances, our team would be glad to help. You can call +357 979 42 388 or write to us through our contact page.

Sources

• Ministry of Migration and Asylum, Golden Visa document list, as of October 2026.
• Hellenic Republic, Law 4251/2014, Article 20 (TaxHeaven consolidated text), as of 2026.
• Ministry of Social Cohesion and Family, Increase in the minimum golden visa investment, as of 2026.

This article is for general information only and does not constitute legal, tax or investment advice. Figures are stated as of 2026 and may change; confirm current requirements with the relevant authority and an independent adviser before acting. AT Express is a private consultancy and is not affiliated with any government or official programme.

Featured image: “Attica 06-13 Athens 04 Syntagma” by A.Savin, via Wikimedia Commons, CC BY-SA 3.0.