Residency in Greece via Golden Visa ProgramResidency by real estate inAegean serenity

Residency and Citizenship in Greece Through Real Estate

Why Greece Appeals to Investors and Relocators

Greece combines Mediterranean beauty, EU residency access, and a competitive real estate market. Its cultural legacy, island lifestyle, and favorable climate attract retirees, remote workers, and investors. Greece is also known for its straightforward Golden Visa program, which grants residency rights through property acquisition. With visa-free travel within the Schengen Zone and potential for long-term settlement, Greece offers both lifestyle and legal advantages.

Golden Visa Program and Property Investment

The Greek Golden Visa is one of the most accessible residency-by-investment programs in Europe. Foreigners who invest at least €250,000 in residential or commercial real estate in eligible regions can obtain a five-year renewable residence permit. In high-demand zones such as Athens, Thessaloniki, Mykonos, and Santorini, the minimum has increased to €500,000. The permit covers the main applicant, spouse, children under 21, and dependent parents.

Residency to Citizenship Pathway

Golden Visa holders are not required to reside in Greece to maintain their permit, but those seeking citizenship must establish physical presence. After seven years of continuous residence and integration into Greek society, applicants may apply for citizenship by naturalization. Requirements include language proficiency, knowledge of Greek history and institutions, and evidence of legal income. Dual citizenship is permitted under Greek law.

Application Process and Required Documents

To apply, investors must first complete the property purchase and register ownership with the Greek land registry. Required documents include a valid passport, proof of property value, medical insurance, clean criminal record, and application forms. The process is efficient, often completed in two to three months. Legal representatives in Greece handle most formalities through power of attorney, streamlining the acquisition and residency procedure.

Taxation, Quality of Life, and Regional Highlights

Greece offers a non-dom regime for new tax residents, capping global income tax at €100,000 annually for fifteen years. Property owners pay annual taxes but benefit from relatively low costs compared to other EU countries. The lifestyle includes access to beaches, fresh cuisine, healthcare, and cultural events. Athens offers urban conveniences, while islands like Crete or Paros attract remote workers and second-home buyers with their relaxed pace and beauty.

Real Estate Market and Investment Scenarios

Qualifying properties under €250,000 are still available in many mainland areas and smaller islands. In Athens and Thessaloniki, modern apartments typically start from €150,000, while renovated tourist units or villas may exceed €500,000. Investors can rent to locals or tourists, with gross yields of 4 to 8 percent. The Golden Visa has driven demand, and property values are rising in key zones. Ownership also grants long-term flexibility and serves as a hedge against inflation or political risk elsewhere.