Greece Golden Visa: A complete guide for UK residents

If you’re a UK resident thinking about moving to Europe, be it for work, retirement, family or simply as a second-home investment, you may have come across Greece’s Golden Visa program.

It offers a residency-by-investment pathway that grants you and your family a Greek residence permit in exchange for qualifying investment.

In this guide, we look at what the Greece Golden Visa programme involves. This includes what it costs, who qualifies, how to apply and a few of the main benefits and risks.

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What is the Greece Golden Visa Program?

The Greece Golden Visa is a long-running scheme that allows third-country nationals to obtain a five-year residence permit in return for making a certain investment - such as buying real estate in Greece. Providing the investment is maintained, the permit can be renewed every five years.

This visa is a residency permit, not a citizenship permit. Although, it can be used to provide a pathway to Greek citizenship later on - but more on that in a bit.

Benefits of the Greece Golden Visa

Here are some key advantages to consider:

Visa-free travel in the Schengen Area

Once approved, you are able to travel to Greece and across Schengen countries without a visa.¹ The 29 Schengen countries include 25 EU member states (Austria, Belgium, Bulgaria, Croatia, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Italy, Latvia, Lithuania, Luxembourg, Malta, Netherlands, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden) as well as four non-EU countries (Iceland, Liechtenstein, Norway, and Switzerland).

Family reunification

It’s simple to include your family members in the application including your spouse, children and parents. ²

No minimum stay

One of the biggest perks of the scheme is that there is no minimum stay requirement in Greece.

Lower cost threshold

Greece’s investment thresholds are relatively low compared to other Golden Visa programs. You just need to invest at least €250,000 EUR in property,³ similar to the Italy Golden Visa.⁴

This can make it particularly appealing as the Cyprus Golden Visa requires a minimum investment of €300,000 EUR.⁵ The New Zealand Golden Visa has a minimum investment of 5 million NZD.⁶

Potential path to citizenship

After maintaining residency, you can apply for Greek citizenship but typically you must wait seven years before doing so.⁷

Real estate returns

Under the scheme, you must invest in property in the local area but doing this gives you the opportunity to receive a return on investment (ROI). Greece’s property market has a high potential for growth, especially in less-saturated markets and commercial-to-residential conversions.

Remote applications

You can apply via power of attorney, which means you don’t always need to be physically present in Greece.

What are the risks of a Golden Visa?

While the Greece Golden Visa does come with some great benefits, there are also potential drawbacks to consider.

• Property market risk. As with any overseas property investment, the Greek property market can fluctuate, and returns aren’t always guaranteed.
• Regulatory changes. Golden Visa program can change, and Greece’s has done so recently. This could affect future renewals or investment thresholds.
• Liquidity risk. Real estate isn’t always a liquid investment and you might not be able to sell your overseas property at the purchase price.
• Tax. Although you don’t have to stay for a minimum amount of time, your tax situation might change if you become a tax resident in Greece. This means you’ll need to assess your tax liabilities in Greece and the UK, which can affect things from capital gains to inheritance tax.
• Renovations. Some of the lower-threshold properties up for investment may require complex and costly renovations and come with planning risk.
• Due diligence. Legal, notary and due diligence fees can all add up. Poor advice can leave you exposed to risk too.

As with any significant investment, it can be beneficial to consult an independent tax and financial advisor before making a decision.

Eligibility for the Greece Golden Visa: UK residents

If you’re a UK citizen, you can apply for the Greece Golden Visa. The scheme is open to non-EU and non-EEA nationals, and Brexit hasn’t changed the qualifying requirements.

General eligibility criteria includes:

• Being 18 or over

• Having no serious criminal convictions

• Having valid health insurance in place while staying in Greece

• Proof of funds that are legally sourced and come with documentation

• Qualifying investments (explained below).

Greece Golden Visa requirements

It’s important to remember that specific investment thresholds and requirements can change. But under the new 2024-2025 scheme, these are the current Golden Visa Greece requirements:⁸

• In places like central Athens, Thessaloniki, Mykonos, Santorini and other specified islands in Zone 1, the investment threshold is €800,000 EUR for a single property of at least 120 m².

• For less dense regions, as stated in Zone 2, it’s €400,000 EUR on a property of at least 120 m².

• Commercial-to-residential conversions and restoration of listed heritage buildings qualify at a lower rate of €250,000 EUR.

📚 Read more: How to transfer large amounts of money from the UK

Additional requirements:

• The property must be held or owned in order to renew the permit after five years.

• For the lowest threshold, you must meet conversion and restoration requirements.

• Insurance, identification documents and a clean criminal record are essential.

Investment options for the Greece Golden Visa

Here’s a summary of the main investment routes:

Option	Minimum investment	Notes
Real estate (single property, high-demand area)	€800,000⁸	120 m²+ required in Athens or other major islands⁸
Real estate (single property, other areas)	€400,000⁸	120 m²+ in less dense regions⁸
Conversion or restoration	€250,000⁸	Applies to commercial-to-residential conversions or listed building restorations⁸
Other	Varies	Some capital-based options exist, but real estate is the core route in 2025

Zone 1 options

If you’re buying a property in a prime area such as Athens, Thessaloniki or one of the other popular Greek islands, the €800,000 threshold applies.

The property must be at least 120 m² which limits some of the smaller starter homes. The islands in which you invest must have more than 3,100 residents.⁸

Zone 2 options

To encourage investment in less populated areas, the threshold drops to €400,000 for a property no smaller than 120 m². This makes the Golden Visa more accessible in quieter and rural parts of Greece.⁸

Zone 3 and 4 options

This is the lowest-entry route and allows you to invest €250,000 but only if you’re restoring a listed building or converting commercial real estate into residential use. The size and location of the property doesn’t matter but the conversion must be finished before applying for the Golden Visa.⁸

While the above Zone 3 and 4 options can be attractive, they do carry risks such as renovation costs, planning permission and construction timelines.

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How to apply and get a Greece Golden Visa: step-by-step process

Here’s how a typical Golden Visa application works:

1. Initial research and advisor selection. To start, you must choose a local Greek lawyer or immigration advisor for due diligence. Then, identify the right investment type - including region and zone option.
2. Property search and investment planning. Find a property that meets the Golden Visa criteria, conduct due diligence and then negotiate a purchase or conversion contract.
3. Power of attorney (optional). Some investors use a power of attorney, so they don’t have to be in Greece at every step. Your lawyer can handle the application prep, documentation and submission on your behalf.
4. Application submission. This is where you need to prepare all required documents including identification, health insurance, criminal record checks, proof of funds, property contract and purchase or renovation plan. You can then submit the application to Greek authorities via the relevant migration department.
5. Biometrics and permit issuance. Once you have initial approval granted, you may need to visit Greece in person for biometric verification. A five year residency permit will then be issued and remains valid so long as investment conditions are maintained.
6. Maintain investment and renew. After five years, you can apply to renew your investment by demonstrating continued compliance.

Greece Golden Visa timeline

The process begins with your preparation of documents. Gathering all essential items can take a few weeks, on average up to six weeks.⁹ Once you’ve submitted your application, you will be immediately provided with a Blue Certificate that allows you to stay in Greece legally while the application is processed.

Processing times for application review and approval are on average 6-9 months,¹⁰ but this depends on the investment route chosen. In the meantime, your biometrics appointment will usually be scheduled within a couple of weeks after your submission. However, you have six months to arrange this.¹¹

Once approved and finalised, you’ll receive a five year residency permit which can then be renewed every five years assuming the investment remains valid.

Greece Golden Visa path to citizenship

After moving to Greece and having seven continuous years of residency, you can apply for Greek citizenship subject to certain conditions such as culture and language tests.

You may also be required to demonstrate tax residency, good character and potentially a genuine connection to Greece.

Renewing your Greece Golden Visa

After five years, you have the option to renew your visa. However, you must prove that you still hold the qualifying investment. For example, you must still own the property or be maintaining the conversion or restoration.

It’s also important to submit the renewal application before your current permit expires, usually with documentation of title deeds, insurance and other supporting evidence.

Golden Visa Greece costs and fees

Beyond the investment itself, there are also other costs to consider and factor into your plans. This includes renovation costs, legal fees, tax and other administrative costs.

The application comes with certain fees. Currently, this is around €2,000 for the main applicant and €150 for each additional family member.¹² Children under 18 are exempt.

There’s also a processing fee for the residence permit for each person which costs €16.¹² This, alongside legal, notary fees and additional property tax, can amount to around 8-10% of the total investment.¹³

📚 Read more: The best UK banks for sending money abroad

Taxes for a Greece Golden Visa holder

Greece offers a non-domicile tax regime that means foreign nationals can transfer their tax residence to Greece. In doing so, any foreign income will become exempt from taxation. However, you must pay a fixed annual sum of €100,000 EUR.¹⁴

There’s also a double taxation treaty with 57 countries. Digital nomads, expats and retirees may also benefit from tax exemption or reduced rates. However, any income earned in Greece is subject to taxes.

What’s more, if you spend more than 183 days per year in Greece, you may become a Greek tax resident. And if you rent out your Golden Visa property, any income would be taxed locally.

FAQ on Greece Golden Visa

How long can I stay in Greece if I own a property via the Golden Visa?

There are no strict minimum stay requirements. This means you don’t need to live in Greece for a set number of days or months each year. However, you must maintain your qualifying investment.

Does Greece allow dual citizenship?

Yes, Greece does allow dual citizenship. Holding a Greek Golden Visa and then eventually applying for Greek citizenship doesn’t mean you have to renounce your UK citizenship.

Is Greece a good place to live as a British expat?

While this will depend on several personal factors, many UK residents find Greece appealing for its quality of life, lower cost of living (depending on region), access to the EU, culture and healthcare. Your experience will depend on where you live (island vs. mainland), your lifestyle and financial planning.

Is the Greece Golden Visa a good investment?

While investment success will again depend on several factors, it can be - if structured well. The Greece Golden Visa has a lower entry point compared to other EU Golden Visas. This combined with the family benefits and real estate potential can make it attractive.

But risks associated with market fluctuations and project complexity mean due diligence should be carried out as well as working with experienced advisors.

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Sources used:

1. Gov.uk - Travelling to Schengen Area
2. Greek Dual Citizenship - Greece Citizenship Requirements
3. Global Citizen Solutions - Greece Golden Visa Requirements
4. Get Golden Visa - Italy Golden Visa Requirements
5. Global Residence Index - Cyprus Golden Visa Requirements
6. New Zealand Immigration - New Zealand Golden Visa Requirements
7. Global Citizen Solutions - Greek Citizenship
8. Golden Visas - Greece Golden Visa Locations
9. Totsi - Greece Golden Visa Timeline
10. Immigrant Invest - Golden Visa Fast Track Route
11. Get Golden Visa - Greece Golden Visa Requirements
12. Immigrant Invest - Greece Golden Visa Costs
13. Varnavas - Greece Golden Visa Costs
14. Lexidy - Non dom tax

Sources last checked on date: 17-Nov-2025