Key Advantages of Greece Residence by Investment

Visa-free travel

Visa-free travel within Europe's Schengen Area (26 countries) with your Greek residence permit

Family inclusion

Include your spouse, children under 21, and parents of both the main applicant and spouse

No minimum stay

No requirement to reside in Greece to maintain your residence permit

Rental income

Opportunity to rent out your investment property for long-term rental income of 4–5% annually

Path to citizenship

Eligibility to apply for Greek citizenship after 7 years of legal residence

Dual citizenship

Greece allows dual citizenship with no restrictions

Tax advantages

Access to the Greek Non-Dom tax regime, allowing reduced taxation on foreign income

5-year permit

Renewable 5-year residence permit — among the longest initial terms in Europe

Commercial-to-Residential Conversion Standard Real Estate Purchase Capital Investment Start-Up Investment
Benefits Requirements Procedure Citizenship

Commercial-to-Residential Conversion

The Greece Commercial-to-Residential Conversion Programme offers the most affordable entry point into European residency at just EUR 250,000. This option allows investors to purchase commercial properties that have been converted into residential use, or to restore listed heritage buildings, regardless of location or size across Greece — including Athens and Thessaloniki.

Requirements

The Commercial-to-Residential Conversion programme allows investors to obtain a Greek Golden Visa through a minimum real estate investment of EUR 250,000. This option is available regardless of location or property size, provided the investment is allocated towards the conversion of commercial properties into residential use or the restoration of listed buildings.

Important: The conversion of the property from commercial to residential use must be completed before submitting the Golden Visa application. The conversion is certified through a standardised Engineer’s Technical Report referencing the relevant building permit or construction approval.

Additional transaction costs:

1) Transfer tax: 3.09% of the property value
2) Notary fees: 1.5–2% + VAT of the property value
3) Land registry fees: 0.5–0.7% of the property value

Key requirements:

1) Minimum investment of EUR 250,000 in a qualifying commercial-to-residential conversion project
2) The applicant must be a non-EU/EEA national aged 18 or over
3) A clean criminal record (apostilled police certificates from home country and any country of residence)
4) Private health insurance with comprehensive coverage valid in Greece
5) The investment must be maintained for the duration of the residence permit
6) The property may be rented out on a long-term basis but short-term lettings (e.g. Airbnb) are prohibited

Process and Procedure

The processing time for this programme is approximately 3–6 months from the date of application.

Step 1: Initial consultation with MA Consultants to assess your eligibility and discuss your investment objectives

Step 2: Our team in Greece identifies qualifying conversion projects that meet the programme requirements

Step 3: Property selection, legal due diligence, and completion of the purchase

Step 4: Submission of the Golden Visa application with all supporting documents including the Engineer’s Technical Report certifying the conversion

Step 5: Biometric data collection at the Greek immigration authority

Step 6: Issuance of the 5-year residence permit

MA Consultants will manage the full process from initial consultation through to the issuance of your residence card, working with our team on the ground in Greece.

Citizenship

After residing in Greece for seven years, the applicant may apply for citizenship through the process of naturalisation under the Greek Nationality Code (Law 3284/2004).

The naturalisation process requires the applicant to demonstrate close ties with Greece, successful financial and social integration into Greek society, and adequate knowledge of the Greek language, verified through an examination.

Greece allows dual citizenship.

Benefits Requirements Procedure Citizenship

Standard Real Estate Purchase

The Greece Standard Real Estate Purchase Programme allows investors to obtain European residency through direct property ownership in Greece. The minimum investment depends on location, with two tiers: EUR 400,000 for properties in most of Greece, and EUR 800,000 for properties in high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini.

Requirements

The Standard Real Estate Purchase programme allows investors to obtain a Greek Golden Visa by purchasing residential or commercial property in Greece. The minimum investment depends on the location of the property:

Investment tiers:

1) EUR 400,000 — for properties located outside high-demand areas. The investment must be in a single property with a minimum size of 120 sqm

2) EUR 800,000 — for properties in Athens (Attica), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 inhabitants. The investment must be in a single property with a minimum size of 120 sqm

Additional transaction costs:

1) Transfer tax: 3.09% of the property value
2) Notary fees: 1.5–2% + VAT of the property value
3) Land registry fees: 0.5–0.7% of the property value
4) Real estate agency fees (where applicable): 2% + VAT of the purchase price

Key requirements:

1) The applicant must be a non-EU/EEA national aged 18 or over
2) A clean criminal record
3) Private health insurance with comprehensive coverage valid in Greece
4) The investment must be maintained for the duration of the residence permit
5) The property may be rented out on a long-term basis but short-term lettings (e.g. Airbnb) are prohibited
6) Mortgages are not permitted for the qualifying investment
7) Some restrictions apply to non-EU nationals acquiring property in border areas (eastern Aegean, Dodecanese, Thrace, and northern Greece) — restrictions may be lifted upon special request to the Ministry of National Defence

Rental income potential:

Residential properties typically yield 2.5–4.5% annually, while commercial properties can yield 5–7%. In central Athens, gross rental yield on apartments is approximately 4.5%.

Rental income tax:

Greece applies a progressive tax on rental income: 15% on the first EUR 12,000, 35% between EUR 12,000 and EUR 35,000, and 45% thereafter.

Annual property tax (ENFIA):

All property owners are liable for the Uniform Real Estate Property Tax, calculated at approximately EUR 5–10 per sqm annually (roughly 0.2% of the taxable property value).

Process and Procedure

The processing time for this programme is approximately 6–9 months from the date of application.

Step 1: Initial consultation with MA Consultants to assess your eligibility and discuss your property preferences and budget

Step 2: Property viewings arranged by our team in Greece (in person or virtual)

Step 3: Legal due diligence and completion of the property purchase

Step 4: Submission of the Golden Visa application with all supporting documents including property deeds and proof of investment

Step 5: Biometric data collection at the Greek immigration authority

Step 6: Issuance of the 5-year residence permit

MA Consultants will manage the full process from initial consultation through to the issuance of your residence card, working with our team on the ground in Greece.

Citizenship

After residing in Greece for seven years, the applicant may apply for citizenship through the process of naturalisation under the Greek Nationality Code (Law 3284/2004).

The naturalisation process requires the applicant to demonstrate close ties with Greece, successful financial and social integration into Greek society, and adequate knowledge of the Greek language, verified through an examination.

Greece allows dual citizenship.

Benefits Requirements Procedure Citizenship

Capital Investment

The Greece Capital Investment Programme allows investors to obtain European residency without purchasing physical property. Multiple qualifying financial investment options are available, starting from EUR 350,000 for mutual funds, EUR 500,000 for bank deposits or company contributions, and EUR 800,000 for shares and bonds.

Requirements

The Capital Investment programme allows investors to obtain a Greek Golden Visa through financial investments rather than property purchase. Several qualifying options are available:

EUR 350,000 minimum:
1) Purchase of shares or stocks in a mutual fund exclusively investing in shares, corporate bonds, or Greek government bonds traded on regulated markets in Greece, or in an alternative investment fund established in Greece or an EU member state dedicated to investing in Greece

EUR 500,000 minimum:
1) A fixed-term deposit with a Greek credit institution (minimum 1-year term with automatic renewal)
2) A capital contribution in a Greek-based company for share capital increase
3) A capital contribution in a closed-end investment company, mutual fund, or public limited real estate investment company investing exclusively in Greece
4) Purchase of Greek government bonds with a remaining maturity of at least 3 years, through a Greek credit institution

EUR 800,000 minimum:
1) Purchase of shares, corporate bonds, or Greek government bonds traded on regulated Greek markets or multilateral trading facilities

Key requirements:

1) The applicant must be a non-EU/EEA national aged 18 or over
2) A clean criminal record
3) Private health insurance with comprehensive coverage valid in Greece
4) The investment must be maintained for the duration of the residence permit

Process and Procedure

The processing time for this programme is approximately 6–8 months from the date of application.

Step 1: Initial consultation with MA Consultants to assess your eligibility and discuss the most suitable investment option

Step 2: Opening of a Greek bank account with our assistance

Step 3: Completion of the qualifying investment

Step 4: Submission of the Golden Visa application with proof of investment and supporting documents

Step 5: Biometric data collection at the Greek immigration authority

Step 6: Issuance of the 5-year residence permit

MA Consultants will guide you through the full process including banking, legal, and immigration procedures.

Citizenship

After residing in Greece for seven years, the applicant may apply for citizenship through the process of naturalisation under the Greek Nationality Code (Law 3284/2004).

The naturalisation process requires the applicant to demonstrate close ties with Greece, successful financial and social integration into Greek society, and adequate knowledge of the Greek language, verified through an examination.

Greece allows dual citizenship.

Benefits Requirements Procedure Citizenship

Start-Up Investment

Introduced in 2026 under Article 44 of Law No. 5162/2024, the Greece Start-Up Investment Programme offers a new pathway to European residency for entrepreneurial investors. With a minimum investment of EUR 250,000 in a qualifying Greek start-up registered on the Elevate Greece platform, investors can obtain a 5-year renewable residence permit while contributing to Greece’s innovation economy.

Requirements

The Start-Up Investment programme allows investors to obtain a Greek Golden Visa by investing in Greece’s start-up ecosystem through the Elevate Greece platform — the Greek National Startup Registry.

Key requirements:

1) Minimum investment of EUR 250,000 in a start-up company registered on Elevate Greece
2) The applicant must be a non-EU/EEA national aged 18 or over
3) A clean criminal record
4) Private health insurance with comprehensive coverage valid in Greece
5) The investment must be maintained for the duration of the residence permit

This programme is designed for investors who wish to combine European residency with active involvement in Greece’s growing technology and innovation sector.

Process and Procedure

The processing time for this programme is approximately 3–6 months from the date of application.

Step 1: Initial consultation with MA Consultants to assess your eligibility and discuss qualifying start-up investment opportunities

Step 2: Identification and due diligence of a suitable start-up registered on Elevate Greece

Step 3: Completion of the investment and legal documentation

Step 4: Submission of the Golden Visa application with proof of investment and supporting documents

Step 5: Biometric data collection at the Greek immigration authority

Step 6: Issuance of the 5-year residence permit

MA Consultants will guide you through the full process from initial consultation to residence permit issuance.

Citizenship

After residing in Greece for seven years, the applicant may apply for citizenship through the process of naturalisation under the Greek Nationality Code (Law 3284/2004).

The naturalisation process requires the applicant to demonstrate close ties with Greece, successful financial and social integration into Greek society, and adequate knowledge of the Greek language, verified through an examination.

Greece allows dual citizenship.

Residency Areas

Monaco

Residence in 120

Minimum investment - 500,000 EUR

Visa free travel to Schengen Area (26 countries)

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Greece

Residence in 3–9 months

Minimum investment - EUR 250,000

Visa free travel to Europe's Schengen Area

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Portugal

Residence in 12–18 months

Minimum investment - EUR 170,000

Visa free travel to Europe's Schengen Area

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Italy

Residence in 3–6 months

Minimum investment - EUR 50,000

Visa free travel to Europe's Schengen Area

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Malta

Residence in 4–6 months

Minimum investment - EUR 375,000

Visa free travel to Europe's Schengen Area

Read more