For successful professionals and families in the USA, the concept of a “Plan B” is no longer about retreat; it is about optionality. It is about establishing a secure, long-term foothold in a stable global region without disrupting your current life. When charting this path, no residency-by-investment program offers a more compelling balance of cost-efficiency, flexibility, and European access than the Greek Golden Visa.
Greece Golden Visa 2026
The Greece Golden Visa is more than just a real estate transaction; it is a clear, government-backed policy that grants a five-year renewable residency permit in the heart of the European Schengen Area. It allows you to transform a tangible investment into a priceless asset: the freedom of movement for your entire family across 27 European countries.
The Program has undergone strategic changes, most notably, the implementation of tiered investment thresholds and expansion of investment routes, confirming it as the best European Golden Visa option for many. But what is the exact technical procedure for obtaining residency? The legal and regulatory process of the Greece Golden Visa Investment Program is cumbersome and requires the utmost expertise and detailed framework to navigate.
This all-inclusive guide for this process maps out the exact and multi-step application process to obtain your Greece permanent residency program permit, ensuring you are aware and prepared for your next major strategic investment move.
I. Determining your qualifying investment
The first and most important step is to select the investment route you want to go down, based on your financial strategy, as this defines the entire legal process that comes next. While the program indicates several investment routes available such as capital investments, financing an existing business in Greece, etc., the most popular medium of Greece Residence by Investment is through real estate as it provides asset ownership.
A. Real Estate Investment (The Most Common Path)
A recent shift by the government has established a zoning system for real estate which has the minimum investment threshold being tied to property location/type for the express purpose of directing capital to areas of greatest need.
High-Demand Investment Zone (€800,000 Minimum): This applies to high-demand areas that experience demand for housing and includes the entire Region of Attica (including Central Athens) Thessaloniki and the popular islands of Mykonos and Santorini. The purchase must be a single property of at least 120 m2.
General Investment Zone (€400,000 Minimum): This is the threshold for all other areas of mainland Greece and the islands which represent excellent value outside of major urban and tourist destinations, and also must be a single property of at least 120 m2.
Special Investment Category (€250,000 Minimum): This lower threshold option still exists for purposes of facilitating urban renewal and preservation, in particular:
Acquisition of a commercial property that has a commitment to convert to residential use.
Renovation of properties identified on a list of cultural or historic significance.
B. Alternative Financial Investment Options
Investors who may prefer liquid assets over managing real estate might want to consider the Greece Golden Visa program because it has a diverse range of financial instrument options available that allow investors to obtain Greece Residence by Investment:
Capital contribution (€500,000 minimum): A capital contribution to a company incorporated and operating in Greece, for the purposes of increasing share capital or purchasing bonds that are traded on a regulated market in Greece.
Investments of Greek Government Bonds (€500,000 minimum): The purchase of Greek government bonds with a minimum remaining maturity of three years purchased at the time of acquisition, which must be held through a Greek credit institution.
Mutual Funds / Alternative Investment Funds (AIFs) (€350,000 minimum): The purchase of shares in a mutual fund or AIF investing exclusively in Greek equities, corporate bonds or Greek government bonds that are traded on a regulated Greek market.
Fixed term deposits (€500,000 minimum): Making a fixed term deposit with a Greek credit institution with a maturity of at least one year.
II. The Core Application Procedure: Seven Steps to Residency
The process, from selecting the investment to receiving the permit, is carefully managed through distinct steps, usually taking between 4 to 6 months in total, provided all documentation is complete and accurate.
Step 1: Preliminary Legal Setup and Due Diligence
Before any funds are transferred, the administrative and legal foundation must be established. This is almost always handled by a specialized Greek lawyer acting under a Power of Attorney (POA), which US applicants can sign at a local Greek consulate or Apostille office.
Obtain a Tax Identification Number (AFM): A mandatory requirement for all financial activity in Greece.
Open a Greek Bank Account: Essential for transferring the investment funds into Greece.
Investment Due Diligence: For real estate, the lawyer performs a thorough title search at the Land Registry to ensure the property is free of liens, mortgages, and any legal issues. For financial routes, they confirm the qualifying nature of the investment vehicle.
Step 2: Executing the Investment
Once due diligence is passed, the funds are legally transferred and the investment is finalized.
Real Estate: The transfer of funds, payment of property transfer tax (approximately 3.09% of the property value), and the final signing of the purchase contract take place before a Greek notary. The deed is then officially registered.
Financial Instruments: Funds are transferred to the Greek financial institution to execute the bond purchase, fund subscription, or fixed deposit agreement.
Step 3: Document Preparation and Certification
This is the most time-sensitive phase. All personal and financial documents, passports, birth certificates, marriage certificates, health insurance proof, and the mandatory non-criminal record certificate must be translated into Greek and certified with an Apostille stamp (for US documents) before submission.
Step 4: Submission of the Residency Application
The completed file, including proof of the full investment and all certified personal documents, is submitted to the relevant decentralized Administration of Greece by the lawyer.
Receipt of the “Blue Card”: Upon formal submission, the applicant is immediately issued a certificate of application receipt, often called the “Blue Card.” This document acts as a temporary residence permit, legally validating the applicant’s status and allowing re-entry to Greece while the application is under review.
Step 5: Biometric Data Collection
The principal applicant, as well as all accompanying family members, must attend Greece once to provide their biometric details (fingerprints, signature, and photograph) to the Immigration Office. This appointment is usually arranged a few weeks or months after the submission of the initial application.
Step 6: Processing and Security Clearance
The Greek authorities, with the cooperation of international organizations, will conduct comprehensive background and security checks on all applicants. Background checks account for most of the processing time, although the majority of the process is more efficient and digitalized now.
Step 7: Final Permit
Once verification is complete, the five-year Greece golden visa card will be issued. The attorney will collect the card and send it to the investor’s preferred location.
III. The Long Game: Re-apply and Naturalization
The Greece Permanent Residency Program is meant to be strong and stable for generations. The five-year permit is not only a one-time permit; it is the first step to the next five years.
Renew the Permit: Renewing the permit after the five years is relatively simple:
Maintain the Investment: The principal applicant must demonstrate that the applicant has maintained the qualifying real estate or investment for the full five years.
Health Insurance: Provide proof of a valid private health insurance policy for the renewal period.
No Further Stay Requirement: Crucially, there is still no minimum stay requirement in Greece for renewal. The renewal process can also be managed by your lawyer.
Read more: How to Get a Greece Golden Visa for Americans
Pathway to Greek Citizenship
After seven years of Greece residence by investment, you and your family can apply for Greek Citizenship by Naturalization. This is the final step to obtaining a full European Union passport.
Residency: Seven years of continuous legal residency is required.
Integration: You must pass a citizenship exam, which tests your proficiency in the Greek language (B1 level) and your knowledge of Greek history, geography, and culture.
Tax Residency: While not a requirement to keep the permit, you generally must establish tax residency in Greece for a portion of this period to qualify for citizenship.
IV. How FRR Immigration Secures Your Greece Golden Visa
Securing your Greece Golden Visa requires more than just meeting a checklist; it requires professional management to anticipate legal changes, navigate property due diligence, and flawlessly prepare a multi-jurisdictional document file. At FRR Immigration, our specialization is providing this level of assurance, specifically for the US investor.
Our Strategic Advantage:
Selecting Investment Opportunities with Accurate Information: We will lead you through the new tier system identifying the opportunities that provide the best value and compliance rate whether you choose the common standard real estate approach or use a financial instrument. We will analyze your circumstances so that you can know if €250,000, €400,000, or €800,000 is the better tier for you.
No Hunt for Zero-Error Documentation: The Apostille and certified translation process can be long and complicated. We will manage the entire process to ensure that each document meets the exact Greek standard.
Total In-Country Coordination: Through our legal network established in Greece, we manage the entire process on the ground; meaning we will handle the AFM, Bank Account, transfers of the property and your biometrics; all of this is accomplished with appropriate Powers of Attorney.
Long-term Peace of Mind: We will provide comprehensive support for the permit renewal process, and ensure that you comply with the renewal requirements after five years while protecting the value of your initial Greece Golden Visa Investment Program capital for the future.
Are you ready to take advantage of the Greece Golden Visa as your exit gateway to Europe?
Contact FRR Immigration so we can schedule a private strategy session. Let us help you turn your investment plans into a proper, fully vetted European Union residence strategy.
Frequently Asked Questions (FAQ)
1. How long is the Greece Golden Visa permit valid for?
A: The residence permit granted under the Greece Golden Visa is valid for five years. It can be renewed indefinitely for subsequent five-year periods, provided the qualifying investment (e.g., the real estate property or financial asset) is maintained.
2. Is there a minimum stay requirement in Greece to maintain the Golden Visa?
A: No. A key benefit of the Greece Permanent Residency Program is that there is no minimum physical stay requirement in Greece to maintain or renew the residence permit. You only need to visit once for the biometric data collection.
3. Can I include my family members in the application?
A: Yes, the Greece residence by investment program is highly inclusive. The main applicant can include their spouse or registered partner, their children under the age of 21, and the dependent parents of both the main applicant and the spouse.
4. Does the Greece Golden Visa lead to citizenship?
A: Yes, after seven years of continuous legal residence in Greece as a Golden Visa holder, you and your family may be eligible to apply for Greek citizenship. This typically requires meeting additional criteria, such as proving knowledge of the Greek language (B1 level) and passing a cultural/history exam.
5. Can I rent out the property I purchase under the Greece Golden Visa?
A: Yes, you can rent out the property, but under the updated regulations, the property must be leased for long-term rental agreements. Short-term holiday rentals (like Airbnb) of properties acquired under the program in certain high-demand zones are generally restricted.
