Greece Golden Visa: 5-Year Renewable Greek Residence Permit Through Real Estate

No. There's no minimum stay requirement. As long as you maintain ownership of the qualifying property, the Golden Visa is renewed every 5 years.

Yes. Rental income is fully allowed. Long-term rentals of 60 days or more are permitted.

The residence permit obtained through Golden Visa is not citizenship; citizenship is a separate and much longer legal process.

Since the 2024 reform (Law 5100/2024), the threshold for standard homes is €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with over 3,100 residents, and €400,000 in all other regions (single property, minimum 120 m² for built property). A €250,000 threshold applies to properties converted to residential use from another use and to restorations of listed buildings; the conversion must be completed before the application.

Yes. The Greek Golden Visa includes spouse, children under 21, and the parents of both spouses. All family members receive 5-year residence permits with visa-free travel in the Schengen area for up to 90 days in any 180-day period.

Yes — if you sell the qualifying property without replacing it with another Golden Visa-eligible asset before renewal, the residence permit cannot be renewed. However, you can sell and reinvest in another qualifying property to maintain the visa.

The Golden Visa residence permit does not grant the right to work in Greece; you cannot be employed by someone else. You can set up your own company and become a shareholder, and as a shareholder you can also be listed as the company's manager in its articles of association. This is not a work permit; our lawyer can go through the details with you.

No. The Golden Visa application requires no Greek language proficiency. Greek is only needed if you later apply for citizenship, which is a separate process (citizenship knowledge exam). AkroHouses provides full Turkish-language support throughout the investment and visa process.

Turkish citizenship-by-investment requires $400,000 real estate (held 3 years) and grants Turkish citizenship. The Greek Golden Visa requires €250,000–€800,000 depending on the region and property type and grants a 5-year renewable Greek residence permit plus visa-free travel in the Schengen Area, 90 days in any 180. The two programmes serve very different goals.

As of 2026 the minimum depends on the property category; location is secondary. €800,000 applies to standard homes in Tier 1 (all of Attica, Thessaloniki, Mykonos, Santorini and islands with over 3,100 residents). €400,000 applies to standard homes in the rest of Greece. €250,000 is a special category: commercial-to-residential conversion projects and restorations of listed buildings — regardless of location. Our projects are Golden Visa eligible through the commercial-to-residential conversion model; eligibility is assessed per unit.

The application time varies after the property transfer is completed, depending on file and documentation processing; no fixed month or day is promised. Our lawyer manages the application and renewal file, while AkroHouses follows up on the property registration and the overall process.

The €250,000 threshold is no longer tied to location but to the property category. It applies in two cases: (1) commercial-to-residential conversion projects (a commercial-category building converted to residential use through the official use-change procedure) and (2) restorations of historic/listed buildings. In these two categories the €250,000 threshold can apply anywhere, including central Thessaloniki and central Athens. Our projects are Golden Visa eligible through the commercial-to-residential conversion model; eligibility is assessed per unit.

Standard-home thresholds rose to €800,000 in Attica, Thessaloniki, Mykonos, Santorini and large islands (previously €500,000) and to €400,000 in other regions; €250,000 now applies only to conversion and listed-building restoration properties; a Golden Visa property may be rented out under a lease of at least 60 days; shorter (daily or holiday-type) rentals cannot be counted under the Golden Visa programme; a minimum of 120 m² applies to built properties.

Six steps: (1) property selection and legal due diligence, (2) Greek tax number (AFM), (3) payment is made through a bank, to an account in Greece; cash payment is not accepted, (4) title transfer at notary, (5) residence permit application with biometrics, (6) residence card issued — the application time varies after the property transfer is completed, depending on file and documentation processing; no fixed month or day is promised. Our lawyer manages the application and renewal file, while AkroHouses follows up on the property registration and the overall process.

Yes — without additional investment. The visa includes the spouse, children under 21, and the parents of both spouses. All family members receive equivalent 5-year residence cards with visa-free travel in the Schengen area for up to 90 days in any 180-day period.

Residential apartments, mixed-use buildings, and commercial properties (above the threshold) all qualify. AkroHouses' Selanik portfolio focuses on residential conversions and modern apartments around Analipsi, Eptalofou and Margaropoulou — all close to harbour and main transit lines.

Yes — visa-free travel in the Schengen area for up to 90 days in any 180-day period. Note: this grants residence rights, not work rights elsewhere. For long-term work or residence in another EU country, you must apply separately.