Greece Golden Visa 2025: The Golden Key to a New Life in Europe

How appealing does the idea of building a brand-new future for yourself and your family sound, right next to Turkey, in a country where history and modern life intertwine, surrounded by the azure waters of the Aegean? Imagine a life where your children receive an education in Europe’s finest schools, while you can freely travel across the entire continent for a business trip or a weekend getaway without any visa barriers. This dream can become a reality with the expert guidance of Global Xpert through the Greece Golden Visa program.

As Global Xpert, we are here not just as consultants on this important journey, but as your trusted partner who walks with you, managing the entire process with our own in-house team of experts. In this article, we will examine the Greece Golden Visa program with all its updated details for 2025, answering every question you might have in the finest detail. This comprehensive guide, specially prepared for you, will light your way as you take this first step towards your future in Europe.

The Greece Golden Visa Program: Not Just a Residence Permit, but a Strategic Future Investment

The Greece Golden Visa is, in its simplest form, a “residency by investment” program. It offers citizens of countries outside the European Union (EU) and the European Economic Area (EEA) a renewable five-year residence permit in exchange for meeting specific investment conditions in Greece. While this program does not grant direct citizenship, it is a golden key that opens many doors, including the right to live in Europe and travel freely.

However, viewing the Golden Visa merely as a “visa” would be to underestimate its potential. It is, in fact, a multi-faceted future-planning tool. It represents a safeguard for your family against political and economic uncertainties, an opportunity for your children to access international-standard education and careers, a gateway to the European market for your business, and the potential for capital appreciation and rental income in Euros for your investment. For Turkish investors in particular, the geographical proximity, similar culinary tastes, and warm Aegean culture turn this strategic move into an enjoyable lifestyle choice as well. The absence of a requirement to live in Greece after making your investment allows you to establish a solid “Plan B” in Europe without disrupting your current business, social circle, and established life.

More Than Just a Permit: The Privileges the Golden Visa Will Add to Your Life

Choosing the Greece Golden Visa offers you and your family a series of tangible and invaluable advantages. These privileges are designed to enhance your quality of life and maximize your mobility on an international scale

• Erase Borders in the Entire Schengen Area: Your Greek residence card also functions as a master key to the vast Schengen Area, which comprises 29 countries. This means you no longer need to deal with month-long visa appointments and bureaucratic procedures to attend a last-minute business fair in Germany, spend a romantic weekend in Paris, get lost in the historic streets of Italy, or ski in the Swiss Alps. You can freely move within these countries for up to 90 days in any 180-day period, establish business connections, and discover new cultures. This freedom will fundamentally change the way you plan your life.
• Your Family’s Future is Secured: One of the most humane and appreciated aspects of the Golden Visa program is its broad family inclusion. A single investment includes not only you but also your core and extended family in this privileged world. Your spouse, all your children under the age of 21 (or in some cases, up to 24 if they are students and dependent on you), and most importantly, both your and your spouse’s parents can benefit from this right without any additional investment or the need to prove dependency. This is a unique feature that brings three generations together, offering a safe haven in Europe for all members of your family.
• The Flexibility of a Location-Independent Life: Perhaps the greatest luxury of the program is that it does not impose a residency obligation on you. After receiving your residence permit, you do not need to spend a single day in Greece to maintain its validity. This allows you to experience the peace of mind that comes from knowing all your European rights are secure in your pocket while you continue with your job, company, children’s schooling, or social life in Turkey. Greece can be your holiday home, an investment hub, or the home you plan to settle in in the future; the choice is entirely yours.
• A Smart and Profitable Financial Move: A real estate investment, in particular, turns the Golden Visa into a dual-win. On one hand, you are purchasing an invaluable future and freedom for your family; on the other, you are acquiring a valuable asset in the Euro currency within a proven tourism market. By renting out your property on a long-term or short-term basis (in compliance with legal regulations), you can generate a regular passive income stream. This rental income can, over time, cover the cost of your investment and provide you with an additional source of financial strength. The Global Xpert team provides expert analysis on regions and properties with the highest rental potential and expected value appreciation.
• European Standards in Education and Healthcare: Should you decide to relocate to Greece with your family, you will have the right to benefit from the country’s high-standard public services. Your children can receive free education in public schools or enroll in the country’s prestigious international private schools. Similarly, you will have access to the Greek national health system (ESY), which provides comprehensive health coverage for you and your family.
• The Gateway to Citizenship and an EU Passport: While the Golden Visa is not a direct citizenship program, it is the most solid and reliable first step on the path to this ultimate goal. After residing legally and factually in Greece for seven years, and by fulfilling other legal requirements such as language and citizenship exams, you earn the right to apply for Greek citizenship. This grants you not just a Greek passport, but also a European Union passport, one of the most powerful in the world. With this passport, you gain the right to live, work, study, and establish a business in any EU country (such as Germany, the Netherlands, Sweden, etc.) as you please.

Greece Golden Visa by the Numbers: Why Is It a Global Favorite?

Launched in 2013 to mitigate the effects of the economic crisis and attract fresh capital to the country, the Greece Golden Visa program quickly became one of the most popular investor programs in Europe and the world. The record number of applications received, especially in 2023 and 2024, is the clearest proof of how attractive and reliable the program is. Initially dominated by Chinese investors, the program has diversified in recent years with intense interest from investors from Turkey, Lebanon, Egypt, and other Middle Eastern countries. This high demand has also prompted the Greek government to update the investment limits to ensure the program’s sustainability and enhance the quality of investment. The fact that the program has been running uninterrupted for over a decade and is constantly evolving is a significant element of trust for investors.

The Conditions for Stepping into Europe: Who Can Apply?

The application conditions for the Greece Golden Visa program are quite clear and straightforward, rather than being complex and deterrent. This allows a wide profile of investors to easily adapt to the program. The main eligibility criteria are as follows:

1. Be from Outside the European Union: The program is designed for individuals who are not citizens of the EU, EEA, or Switzerland, such as citizens of the Republic of Turkey.
2. Legal Age of Majority: The main applicant must be at least 18 years old at the time of application.
3. A Flawless Past: It is essential for the main applicant and all family members over 18 included in the application to provide a clean criminal record (police clearance certificate) from their country of citizenship and any country of residence in recent years. This is an important step to protect the security and reputation of the program.
4. Comprehensive Health Insurance: It is mandatory to obtain a private health insurance policy that is valid in Greece and covers all family members. This secures you and your family against potential health issues.
5. Complete Realization of the Investment: It is necessary to submit official documents (title deed, bank receipts, etc.) that prove one of the specified investment options has been completed in accordance with all legal procedures and that its value has been paid in full.

Any investor who meets these basic requirements can begin their Golden Visa journey with the expert team of Global Xpert.

Investment Horizons: The Current Golden Visa Options Awaiting You in 2025

Taking into account the program’s popularity and the dynamics of the country’s real estate market, the Greek government made a significant update to the investment limits, effective from March 31, 2024. This new regulation aims for a more balanced distribution of investments by tiering them according to specific regions. It is critical for investors planning for 2025 and beyond to consider these updated limits.

Real Estate Investment: Different Regions, Different Tiers

For the most popular investment type, real estate acquisition, there are now two main tiers, and a new condition has been introduced for both: the investment must be made in a single property of at least 120 square meters. The option to meet the threshold by purchasing multiple smaller properties has been removed.

• €800,000 Investment Tier: This top tier covers Greece’s most in-demand, popular, and high-value real estate areas. These regions include:
  • The entire region of Attica (including the capital Athens, Piraeus, and all its suburbs)
  • The Regional Unit of Thessaloniki
  • The islands of Mykonos and Santorini
  • All other islands with a population of more than 3,100 (such as Rhodes, Corfu, the major cities of Crete, etc.)
    Investors wishing to obtain a Golden Visa in one of these areas must make a minimum investment of €800,000 in a single residential property that is no smaller than 120 square meters.
• €400,000 Investment Tier: This is the investment limit applicable to all other regions of Greece outside of the high-demand areas listed above. This presents a significant opportunity for those who want to invest in the country’s quieter, more authentic, and developing regions. The requirement to invest in a single property of at least 120 square meters also applies to this category.
• The Still-Valid €250,000 Special Case: The old €250,000 investment limit has not been completely abolished, but its scope has been significantly altered. This limit now applies only to a specific type of investment: the purchase and conversion of a commercial or industrial property into a residential one. For example, for a project involving buying an old office floor, a warehouse, or a shop and converting it into a modern apartment or loft in compliance with legal permits, an investment of €250,000 will suffice, regardless of the property’s location or size. This is a strategic option, especially for visionary investors who wish to contribute to urban renewal and create unique living spaces.

Other Investment Alternatives Beyond Real Estate

The program is not limited to property acquisition. There are also options targeting capital and financial markets that cater to different investor profiles. The minimum limit for these options is generally €400,000 or more:

• Term Deposit: Opening a term deposit account of at least €400,000 in a Greek bank for a specific period.
• Government Bonds: Investing at least €400,000 in bonds issued by the Greek state.
• Corporate Investments: Investing specific amounts (usually starting from €400,000) in real estate investment funds (REIFs), venture capital funds, or other corporate shares operating in Greece.

At Global Xpert, we stand by you to analyze your financial goals, risk tolerance, and long-term plans to determine the most accurate and profitable investment strategy for you.

Global Xpert: Why We Are Your Trusted Guide on This Journey

The Greece Golden Visa process is a multi-layered operation that requires the collaboration of different disciplines: law, real estate, finance, bureaucracy… On this complex path, dealing separately with various professionals (a lawyer, a real estate agent, a consultant, a translator) can lead to both a waste of time and serious risks. This is precisely where Global Xpert makes a difference. We are a holistic service provider that offers all these services under one roof, with our own dedicated team of experts.

When you start the process with us, you do not need to look for an external lawyer or real estate agent. Our own legal professionals and portfolio managers, who specialize in Greek immigration law and the real estate market, will act on your behalf. The service we offer is not “consulting,” but an “A-to-Z turnkey project management”:

• Single Point of Contact: You will have a single point of contact throughout the entire process. This eliminates coordination chaos and saves you time.
• Holistic Strategy: We approach the most suitable property for your investment goals, the legal process, and tax planning as a whole.
• Secure and Transparent Process: All critical steps, such as legal checks (due diligence), title deed transactions, bank account opening, and obtaining a tax identification number (AFM), are carried out with the utmost transparency under the full control of our in-house team.
• Cost and Time Efficiency: Instead of paying separate fees for different services, you gain a cost advantage with our holistic service package. Our team’s experience ensures that bureaucratic processes are overcome in the quickest way possible.

Our goal is to protect you from all stress, uncertainty, and potential risks as you make this life-changing decision, allowing you to sit back and focus on enjoying your new life in Europe.

Your Roadmap: The Step-by-Step Greece Golden Visa Application Process and Timeline

With Global Xpert’s experienced team, this seemingly complex process transforms into clear and predictable steps for you. Here is your roadmap:

1. Step 1: Strategy & Authorization (1-2 Weeks): Everything begins with a detailed introductory and needs-analysis meeting with you. After understanding your goals, budget, and family structure, we present you with a customized investment strategy. Once you decide, a Power of Attorney (PoA) is issued, authorizing the Global Xpert team to act on your behalf, either at the Greek Consulate in Turkey or during a short visit to Greece at a notary’s office.
2. Step 2: Completion of Preliminary Preparations (1-2 Weeks): With your PoA in hand, our expert team immediately takes action. Without you needing to travel to Greece, we obtain a Greek Tax Identification Number (AFM) and open a bank account in a reputable Greek bank in your name. This is a mandatory step for the investment transfer and other official procedures.
3. Step 3: Selecting and Realizing the Investment (2-8 Weeks): This is the most exciting stage. Our real estate specialists present a portfolio of properties that match your expectations and budget, all of which have undergone detailed prior analysis and are legally sound. You can inspect the properties through virtual tours or by visiting in person. For the property you choose, our legal team conducts a thorough due diligence, checking title records, zoning status, and any debts or mortgages on it. Once we are certain that everything is perfect, the purchase agreement is prepared and the signing process is completed before a notary. The investment amount is securely transferred from the Greek bank account opened in your name to the seller’s account.
4. Step 4: Preparation of the Application File (2-4 Weeks): After the investment is completed, our immigration specialists meticulously prepare your application file. All personal documents, such as passport copies, criminal records, marriage and birth certificates, are collected. These documents are certified with an “Apostille” for international validity and officially translated into Greek by sworn translators. A complete file is created with your health insurance and proof of investment.
5. Step 5: Official Application and Biometric Data Appointment (Depends on appointment availability): Your prepared file is officially submitted to the relevant Immigration Office. As soon as the application is submitted, you are given a temporary residence certificate (“blue paper” or “white certificate”) that allows you to legally stay in Greece and even travel to the Schengen area. This document protects all your rights until your permanent card is issued. Next, a biometric data appointment is scheduled for you and all family members included in the application to provide fingerprints and a digital photograph. This is the only mandatory step that requires you to come to Greece during the entire process.
6. Step 6: The Moment You Receive Your Golden Card (1-2 Months): Following the successful completion of the biometric procedures, your application receives final approval. Your elegantly designed Golden Visa residence cards, valid for five years, are printed and delivered to you or the Global Xpert team. Congratulations, you and your family have now officially embarked on a new life in Europe!

This entire process, from the beginning until you have your card in hand, is generally completed within 6 to 12 months.

What Happens After 5 Years? Renewing Your Golden Visa Residence Permit

You don’t need to worry about what happens when your Golden Visa’s initial five-year validity period expires. One of the program’s strongest points is the simplicity and security of the renewal process. As long as you meet the following two basic conditions, you can renew your residence permit for five-year periods indefinitely, for life:

1. Continuity of Investment: You must continue to hold the investment that granted you the Golden Visa (for example, the real estate you purchased).
2. Clean Criminal Record: It is important to present a clean criminal record during the renewal application as well.

The renewal process involves much less bureaucracy than the initial application and, again, there is no residency requirement in Greece. The Global Xpert team will also track and manage the entire renewal process for you when the time comes, ensuring a smooth completion.

An Investor’s Tax Guide: Your Tax Responsibilities in Greece

The question, “If I get a Golden Visa, will I have to pay taxes in Greece?” is one of the most frequently asked by investors. The answer depends on your lifestyle choice. Tax liability arises not from holding a Golden Visa, but from being a “tax resident” in a country.

• Non-Tax Resident Investors: If you spend less than 183 days in Greece within a calendar year, you are not considered a tax resident of Greece. In this scenario, your tax liability is limited to the income you earn within Greek borders. The most common example is the rental income from your property. You pay a certain rate of tax on this income. Thanks to the Double Taxation Avoidance Treaty in effect between Turkey and Greece, you will not face a situation where you pay tax on the same income in both countries.
• Tax Resident Investors (The Non-Dom Regime): If you decide to settle in Greece and spend more than 183 days of the year there, you become a Greek tax resident. In this case, you would normally be subject to taxation in Greece on your worldwide income. However, Greece offers a highly advantageous alternative tax regime known as “Non-Dom” (Non-Domiciled) to attract wealthy investors to the country. Investors who benefit from this regime, instead of paying progressive income tax on all their income earned outside of Greece (no matter how high), can settle all their tax obligations by paying a fixed annual tax (“lump-sum tax”) of €100,000. This offers a tremendous tax planning advantage, especially for business people and investors with high global incomes.

The Ultimate Goal: The Path to Greek and European Union Citizenship with the Golden Visa

The Golden Visa offers you and your family indefinite residence rights in Europe. However, for many investors, the ultimate goal is to become a Greek citizen at the end of this road and obtain an EU passport, one of the most powerful in the world. Although this process is not automatic, the Golden Visa provides the necessary legal foundation and the first step to achieve this goal. The main conditions to be met for citizenship are:

• Actual Residency Requirement: This is the most important condition. To apply for citizenship, you must have actually lived in Greece as a Golden Visa holder for at least 7 years. This means not just holding a residence card, but proving that your center of life is in Greece, meaning you spend the majority of each year (usually more than 183 days) in the country.
• Integration and Language Skills: You are expected to show that you are integrated into Greek society. This is usually accomplished by passing official exams that prove you have a certain level of proficiency in the Greek language (usually B1 level) and have basic knowledge of Greece’s history, geography, culture, and political system.
• Financial and Legal Compliance: During the application process, you need to show that you have a regular income, have fulfilled your tax obligations, and continue to have a clean criminal record.

An investor who successfully meets these conditions can apply for Greek citizenship. Upon approval of the application, you become a citizen not only of Greece but of the entire European Union. This grants you and your future generations unlimited rights to live, work, establish a business, study, and own property in any of the 27 EU countries as you wish. This is the highest level of return your Golden Visa investment can achieve.

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Comprehensive Answers to All Your Questions (FAQ)

Who is considered a family member, and how broad is this scope?
The importance Greece places on family reunification sets its program apart from others. As the main investor, you can include the following family members in the program with a single investment:

• Your Spouse: Your legally married spouse.
• Your Partner: If you are not officially married, your partner with whom you have signed a “civil union agreement” recognized in Greece has the same rights as a spouse.
• Your Children: All your biological or legally adopted children under the age of 21. Additionally, children who are over 21 but under 24, continuing their education, and are financially dependent on you can also be included.
• Your Parents: The parents of the main applicant.
• Your Spouse’s Parents: The parents of your spouse.
  The most critical and advantageous point is that you do not need to prove that you are “dependent” on your parents to include them in the program. This is a major convenience not found in many other countries.

Does the Greek residence permit allow me to travel to other European countries?
Absolutely, yes. Your Greece Golden Visa card functions as a visa-free travel document. With this card, you can travel to the other 28 Schengen countries (Germany, France, Italy, Spain, Netherlands, Switzerland, etc.) without a visa. You can stay in these countries for a total of up to 90 days in any 180-day period. This offers you incredible flexibility and freedom for your business or tourist travels.

Does this residence permit give me the right to work in Greece?
This is an important distinction. The standard Golden Visa residence permit does not give you the right to be a salaried “employee” for an employer in Greece. However, this does not mean you are completely barred from economic activities. As an investor, you can establish your own company in Greece and be a shareholder or director of that company. In other words, you can engage in commercial activities as your own boss, earn dividends, and contribute to the Greek economy in this way.

Are taxes and additional costs included in the investment amounts?
No, the specified investment amounts, such as €800,000, €400,000, or €250,000, are the net sale price of the real estate. There will be some ancillary costs to be added on top of this main investment cost. These costs generally include:

• Property Transfer Tax: Usually around 3.09% of the property value.
• Notary Fees: The fee charged by the notary for the preparation and certification of the sale contract.
• Land Registry Fees: The fee charged by the state for registering the property in your name.
• Global Xpert Service Fee: Our service fee that covers the management of the entire process, legal advice, property search, and application procedures.
  All these additional costs typically amount to between 7% and 10% of the total investment value. At Global Xpert, we provide you with a transparent budget from the very beginning that includes all possible costs.

Can I rent out the property I purchase?
Of course. This is one of the most significant financial advantages of the program. You can rent out the residence you purchase on a long-term basis to provide you with a regular passive income in Euros. This is a smart way to accelerate the return on your investment and cover the property’s maintenance costs. However, under new legal regulations, restrictions have been placed on the short-term tourist rental (e.g., via platforms like Airbnb) of residences purchased for the Golden Visa. There are no obstacles to long-term leasing.

Can I use a bank loan or mortgage for the investment?
No. One of the fundamental requirements of the Golden Visa program is that the investment must be financed from the applicant’s own resources. You must prove that the entire investment amount has been paid with your own capital, without borrowing. Therefore, a mortgage or bank loan cannot be used for the property acquisition. Bank statements showing the transfer of the investment amount from your Greek bank account to the seller are one of the most important pieces of evidence in the application file.

What happens if a crime is registered on my criminal record while I have my residence permit?
This is a very serious situation. It is mandatory to submit a clean criminal record both at the initial application and during each five-year renewal process. If you commit a serious crime during the validity period of your residence permit, either in Greece or in another country, and this is reflected in your criminal record, the Greek authorities reserve the right not to renew or to immediately revoke your residence permit. This rule is strictly enforced to maintain the integrity and security of the program.

Is it mandatory for me to travel to Greece for the application? Can the process be managed remotely?
The vast majority of the process can be managed remotely for your convenience. With the Power of Attorney you grant to the Global Xpert team, we can carry out all steps on your behalf, such as the property purchase, bank account opening, tax number acquisition, and submission of the application file. However, there is one mandatory physical participation step in the process: the submission of biometric data (fingerprints and a digital photograph). For this procedure, you and all family members included in the application must personally come to the relevant immigration office in Greece on the scheduled appointment date. Apart from this short visit, you can easily follow the entire process from Turkey or any other country you are in.