The Golden Visa is one of the most popular programs in Greece for obtaining a permanent residence permit through real estate acquisition, under the following conditions:

Legal Entry into the Country – The applicant, a non-EU citizen, must be an adult and must have legally entered Greece. For entry into the Greek territory, they must submit an application for a national entry visa aimed at obtaining an investor residence permit.

Real Estate Acquisition – The main requirement in the most common case is the acquisition of real estate, with the obligation to fully pay the purchase price before submitting the application for the permanent investor residence permit. A notarized transfer deed must be drafted. The purchase price may be paid by the spouse or relatives by blood or marriage up to the second degree of the buyer: (a) by two-line bank check to the beneficiary's payment account held at a credit institution operating in Greece, (b) by credit transfer, or (c) via POS installed by a payment service provider operating in Greece, charging the buyer’s credit or debit card to the beneficiary’s payment account at a payment service provider operating in Greece. The permit can be acquired not only through payment (purchase) but also by donation, inheritance, or parental grant. In this case, the objective value of the property is crucial. Acquisition can also be made in the name of a company based either in Greece or another EU member state, provided the applicant (and permit holder) owns all shares or corporate interests.

Minimum Property Purchase Value – According to Article 64 of Law 5100/2024, effective from March 31, 2024, which amended Article 100 of Law 5038/2023, it is stipulated that:

1. For the Attica Region, Thessaloniki Regional Unit of Central Macedonia, Mykonos and Thira Regional Units of South Aegean, and islands with a population above 3,100 inhabitants (latest census), the minimum acquisition value is €800,000.

2. For other regions, the minimum value is €400,000.

In both cases, if the property is a constructed building or one with a building permit, a minimum main area of 120 square meters is required. Specifically, (a) if the main spaces were formerly a store or industrial building not used for industry in the last 5 years and have been converted into a residence, the minimum value is €250,000. The change of use, which can be done by the seller, must be completed before applying for the permit. The property cannot be used as a business headquarters or branch; violation results in a €50,000 fine and permit revocation. (b) For investment through the purchase of property including or containing listed buildings requiring restoration or reconstruction, the minimum value is €250,000. The minimum value applies to a single property, not cumulatively.

Eligible Persons – If a third-country citizen has a family, residence permits can be granted individually to family members defined as:
(a) spouse or partner with a registered cohabitation agreement in Greece,
(b) unmarried common children under 21,
(c) unmarried children of either spouse/partner under 21 if legal custody is assigned to the applicant, with autonomous three-year residence permits available upon turning 21, and
(d) direct ascendants of spouses/partners.

Duration – The residence permit is valid for five (5) years with simultaneous renewal possibility.

Renewal – Provided the legal conditions continue to be met, holders may renew their permits. Temporary absence from Greece does not prevent renewal.

Revocation – The permit, which does not grant any employment rights, may be revoked:

1. For failure to comply with legal conditions, or

2. Upon resale of the property to another third-country citizen.