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Greece Golden Visa Requirements and Eligibility

Greece Golden Visa Requirements and Eligibility depend on the applicant, the qualifying investment and the evidence filed for that route. This guide covers the Article 100 real-estate routes and the B.5 property permit; financial B.4 and startup B.6 permits have separate certification, evidence and filing procedures.

Applicant

Third-country national with recognised travel and entry documentation

Investment

One Article 100 property route completed on its legal and evidence rules

Application

Insurance, route documents, filing fees and biometrics

What are the Greece Golden Visa Requirements and Eligibility rules?

For an Article 100 property application, you must be eligible for a B.5 investor permit, complete one qualifying real-estate investment and provide the identity, entry, insurance, investment and biometric evidence required for that route. Eligibility is not decided by the investment amount alone.

01

Third-country nationality

The B.5 investor permit is for people who do not already have EU, EEA or Swiss free-movement rights. EU, EEA and Swiss citizens can live and invest in Greece without this permit.

Migration Code (Law 5038/2023), articles 4 and 100

02

A valid travel document and lawful entry basis

You need a passport or travel document recognised by Greece and the relevant visa, residence status or visa-exemption basis. If you enter on a national visa, the residence-permit application must be filed before that visa expires.

National Registry of Administrative Public Services (MITOS), B.5 initial issuance

03

A completed qualifying investment

The investment must meet the amount and evidence rules for its route. For a property purchase, the agreed price must be paid through a permitted banking channel and supported by the notarial and land-registry evidence required for that route.

Migration Code article 100; JMD 214926/2025

04

Health insurance valid in Greece

The application needs private health insurance, or qualifying overseas cover that expressly applies in Greece. Each accompanying family member needs appropriate cover too.

JMD 133692/2024; Circular 1/2026

05

Public-order, security and public-health clearance

The applicant must not be treated as a threat to public order, public security or international relations, be listed as undesirable on the relevant national databases, or pose a public-health risk.

Law 5038/2023; MITOS B.5 eligibility conditions

06

Identity details and biometrics

The online file needs a working email address and mobile number. A power of attorney can cover much of the transaction and filing work, but the residence card still requires the applicant's biometric data.

MITOS B.5 procedure and Ministry electronic-services rules

Which property investments meet the B.5 eligibility test?

This guide covers the 3 Article 100 property routes. Each has its own minimum, evidence and maintenance conditions. Financial investments use permit B.4 under Article 99, while the startup route uses permit B.6 under Article 100A.

Article 100 property routes · permit B.5

  • €800,000

    Real estate in a high-demand zone

    In Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population over 3,100, the minimum property investment is €800,000 since 1 September 2024 under Law 5100/2024.

    • A single property. The amount cannot be assembled from several purchases.
    • At least 120 m² of main areas (κύριοι χώροι), which excludes balconies, storage and parking.
    • Purchase price paid in full before the permit is issued.
    • The property may not be let short-term or subleased at any point while the permit is held.

    Law 5100/2024 (FEK A' 49) art. 64, amending Migration Code art. 100.

  • €400,000

    Real estate outside the high-demand zones

    Outside the high-demand zones, the minimum property investment is €400,000 since 1 September 2024 under Law 5100/2024.

    • A single property. The amount cannot be assembled from several purchases.
    • At least 120 m² of main areas (κύριοι χώροι), which excludes balconies, storage and parking.
    • Purchase price paid in full before the permit is issued.
    • The property may not be let short-term or subleased at any point while the permit is held.

    Law 5100/2024 (FEK A' 49) art. 64, amending Migration Code art. 100.

  • €250,000

    Change of use or listed-building restoration

    €250,000 is not a general property tier. It applies anywhere in Greece, but only where a property's main areas are lawfully changed to residential use or the investor acquires a listed building for restoration or reconstruction.

    • Either a completed lawful change of the property's main areas to residential use, or the acquisition of a listed building to be restored or reconstructed.
    • Available anywhere in Greece, including the high-demand zones.
    • No 120 m² minimum applies to this route.
    • For change of use, conversion to residential use must be completed before the initial residence-permit application.
    • For a listed building, restoration does not have to be complete before the initial application; the property must already be officially listed and that designation must be evidenced.
    • For a listed building, the restoration or reconstruction must be completed before the first residence-permit renewal.
    • On resale to another third-country national, the new buyer may qualify while the seller's linked permit is revoked at the same time.
    • The property may not be let short-term or subleased at any point while the permit is held.

    Law 5100/2024 (FEK A' 49) art. 64, amending Migration Code art. 100.

Compare property, financial and startup permitsReview qualifying property

Which documents does the application need?

Every file needs identity, residence-permit, investment and insurance evidence. Family applications add civil-status documents. The exact investment documents vary, so this is a preparation map rather than a substitute for the live route-specific list.

01

Identity and entry

  • Valid passport or recognised travel document
  • Evidence of the applicable visa, residence status or visa exemption
  • Power of attorney where a Greek lawyer or other authorised representative files for you

02

Residence-permit file

  • Online application and the personal details requested by the filing portal
  • Recent passport-standard photograph in the required physical and digital format
  • Evidence that the residence-permit and card-issue fees have been paid

03

Investment evidence

  • The property-route notarial deed and route-specific technical or planning evidence
  • Proof that the qualifying amount was transferred through a permitted payment channel
  • The cadastral or land-registry evidence accepted for an initial property application

04

Insurance

  • Private insurance that covers the required health and hospital risks in Greece
  • Separate evidence of cover for each family member included in the application

05

Family relationship

  • Marriage or registered-partnership evidence for a spouse or partner
  • Birth certificates and, where relevant, custody evidence for children
  • A final court decision where an adult child is included because they lack legal capacity
  • Civil-status evidence linking parents to the investor or spouse
  • Apostille or consular legalisation and official translation where the issuing country and document require them

Source-of-funds, bank onboarding and property due-diligence records may also be required for the investment transaction even where they are not named as a residence-permit attachment. Keep the transaction file and permit file aligned, but do not confuse them.

Who in the family is eligible?

The permit framework covers a spouse or registered partner, unmarried children under 21 and the parents of the investor and spouse or partner. It also has a narrow exception for an adult child who lacks legal capacity under a final court decision. Family permits run with the investor's permit, but every family member has a separate documentary file and residence card.

Spouse or partner
A spouse or legally recognised registered partner, supported by civil-status evidence.
Children
Unmarried children under 21, including a spouse's child where the custody conditions are met.
Parents
Parents of the investor and parents of the spouse or registered partner.
After age 21
The child moves to a separate three-year permit. It is not a student-dependent extension to age 24.
Adult-child exception
An adult child of any age may qualify if a final court decision establishes that they lack legal capacity.

Legal basis: Migration Code (Law 5038/2023), article 95(2), including the adult-child exception added by Law 5226/2025.

What happens after eligibility is confirmed?

The safest sequence is to confirm the route, plan the evidence, complete and verify the investment, file electronically, provide biometrics and then preserve the qualifying conditions for renewal.

  1. 01

    Confirm route fit

    Match nationality, budget, asset type, location and family structure to a qualifying route.

  2. 02

    Build the evidence plan

    Identify the permit documents and the separate legal, banking and transaction documents before money moves.

  3. 03

    Complete the investment

    Carry out due diligence, complete the qualifying investment and collect the route-specific evidence.

  4. 04

    File electronically

    Submit the B.5 application and supporting file through the Ministry's electronic service.

  5. 05

    Give biometrics

    Attend the required appointment in Greece for fingerprints, photograph and signature.

  6. 06

    Maintain the conditions

    Keep the qualifying investment for the 5-year permit term and through each renewal.

Common requirements questions

The points that most often change whether a file is ready to proceed.

Who is eligible for a Greece Golden Visa?
A third-country national can qualify by completing an investment accepted under the B.5 investor-permit rules, holding valid travel and entry documentation, carrying health insurance valid in Greece and passing the applicable public-order, security and public-health checks.
Does Greece require a minimum stay for the Golden Visa?
None. There is no minimum physical presence requirement to hold or renew
Which family members can be included?
The family route covers a spouse or registered partner, unmarried children under 21 and the parents of the investor and spouse or partner. A narrow exception also covers an adult child who lacks legal capacity under a final court decision. Each person needs their own civil-status, insurance and residence-card documents.
Can the application be handled remotely?
A representative holding a suitable power of attorney can handle much of the investment and filing work, and an application may be submitted through a proxy. The applicant must still attend in Greece to provide biometrics for the residence card.
Is a criminal-record certificate always on the checklist?
Do not use a generic checklist as the final authority. The current official procedure states public-order, security and public-health eligibility tests. The documents requested can depend on the route, nationality, filing office and facts of the case, so the live Ministry procedure and case-specific instructions should control.
What must be kept for renewal?
The qualifying investment and the conditions attached to it must be maintained. Property investors must retain ownership or the qualifying contractual right and continue to comply with the ban on short-term letting and subleasing. A listed building can support initial issuance before the works are complete, but its restoration or reconstruction must be completed before the first renewal.

Official sources

Not yet reviewed by a Greek-qualified lawyer. Last checked 2026-08-14. General information about the Article 100 B.5 property permit, not advice on your application. The competent authority may request additional material based on the route and facts.

Turn the requirements into a case plan.

Answer six questions about nationality, budget, property route and timing. You will see whether an Article 100 property path may fit before you commit capital.

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