Greek Golden Visa: The Three Investment Tiers
Key points
- Since September 1, 2024, the Greek Golden Visa has three investment tiers: €250,000, €400,000 and €800,000.
- Greece does not require a criminal record certificate, and residence can be granted within 2 to 3 months.
- A minor can apply as the main applicant.
- There is no language requirement and no minimum stay requirement.
In 2024, the Greek Golden Visa introduced a flexible three-tier investment model, with thresholds from €250,000 to €800,000. This article explains what each tier requires, how Greece compares with other EU programs, and the steps to apply. It also describes a commercial-to-residential conversion project in central Athens that meets the €250,000 threshold.
The three investment tiers
The Greek Golden Visa is among Europe’s more flexible and cost-effective residence-by-investment programs. Under the new policy, in effect since September 1, 2024, you can choose one of three tiers:
| Minimum investment | Property | Eligible locations |
|---|---|---|
| €250,000 | Commercial-to-residential conversions (commercial, industrial or hotel properties) and listed heritage buildings that need restoration | All regions of Greece |
| €400,000 | A single residential property of at least 120 m² | All areas except those that require €800,000 |
| €800,000 | A single residential property of at least 120 m² in a prime location | The Attica region (including central Athens and the northern and southern suburbs), Thessaloniki, Mykonos and Santorini, and islands with a permanent population of more than 3,100 |
Who each tier suits
- €250,000: budget-conscious investors willing to take on a renovation project for long-term gain
- €400,000: investors who want more living space, or affordable real estate in emerging markets
- €800,000: high-net-worth investors looking for luxury property in Greece’s most sought-after locations
What sets the Greek Golden Visa apart
Compared with other European residency programs, the Greek Golden Visa has fewer restrictions, no in-depth background checks and easier eligibility.
A simpler application
- Simpler than other EU golden visas: the Greek application process is much simpler than those of Portugal, Malta or Cyprus.
- No criminal record certificate: unlike most European golden visa programs, Greece does not require a police clearance certificate, which reduces paperwork and waiting time.
- Fast approval: residence can be granted within 2 to 3 months.
The focus is on investment compliance, not personal background
Greece mainly assesses whether you meet the investment requirements, rather than conducting in-depth personal background checks. Unlike Portugal, Malta or Cyprus, it does not require lengthy security vetting or extensive background investigations.
Who benefits most
- Investors from countries where getting a police clearance takes a long time (because of domestic and international verification)
- People looking for a quick and straightforward route to European residence
Minors can apply as the main applicant
Greece is one of the few countries that allow a minor to be the main Golden Visa applicant. This makes the program well suited to families planning long-term residence and education in Europe.
How Greece compares with other EU golden visas
| Country | Minimum investment | Criminal record certificate | Processing time | Permit renewal |
|---|---|---|---|---|
| Greece | €250,000 / €400,000 / €800,000 | Not required | 2–3 months | Every 5 years |
| Portugal | €500,000 | Required | 6–12 months | Every 2 years |
| Malta | €600,000+ | Required | 8–14 months | Every 5 years |
| Cyprus | €300,000+ | Required | 3–6 months | Every 5 years |
Of these four programs, only Greece does not require a criminal record certificate, and it has the shortest processing time. That makes the Greek Golden Visa one of the more relaxed and accessible programs in Europe.
Featured project: a conversion in central Athens
If you are considering the €250,000 tier, this project in central Athens is one option. It is described as offering high rental yields and strong investment potential. Its stated features:
| Feature | Details |
|---|---|
| Investment tier | Qualifies for the €250,000 threshold (commercial-to-residential conversion) |
| Location | A prime spot in the Athens embassy district, in central Athens, close to metro stations, shopping centres and international business districts |
| Rental yield | Guaranteed rental yield of 3% a year for 3 years |
| Condition | Fully furnished apartments, ready to move into |
| Appreciation | Close to commercial and business hubs, with strong appreciation potential |
How to apply
Applying for the Greek Golden Visa is straightforward and can be completed within 2 to 3 months.
- Choose a property Choose an eligible property, such as the project above.
- Sign the purchase agreement Sign a purchase agreement and pay a 10% deposit.
- Complete the transfer Complete the property transfer and pay the balance.
- Apply Submit the Golden Visa application.
- Receive your permit Receive your Greek residence permit and enjoy the benefits of the EU.
There is no language requirement and no minimum stay requirement.
If you are weighing which tier suits your budget and your family’s plans, a consultant can help you compare the options. Call +1-647-832-0213 or email [email protected].
This article is general information, not legal, tax or investment advice. Policies can change at any time; always check the latest official announcement.
