Can you obtain Greek citizenship through investments: a detailed analysis of conditions, timelines, and opportunities

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Among the countries of the European Union, Greece offers one of the most accessible and stable migration mechanisms through investments. Investors see the Greek program as a way not only to establish themselves in the Mediterranean region but also to secure a European future. However, it is important to understand the difference between the right of residence and full citizenship. Below is a structured overview that examines in detail the question of whether it is possible to obtain Greek citizenship through investments?

How does the Golden Visa for investments work in Greece?

Currently, there is no direct program that allows obtaining Greek citizenship through investments. However, an investor can expect a phased process: first – a residence permit in Greece through the purchase of real estate or other means, then – permanent residency, and only after meeting a series of conditions – naturalization and an EU passport.

The so-called Greek Golden Visa is a mechanism for issuing a residence permit for 5 years with an investment starting from 250,000 euros in real estate. This is one of the most accessible thresholds in the European Union. The investor gains the right to reside in the country without the need to be constantly present on its territory.

The rights of a residence permit holder include: freedom of movement in the Schengen area, the ability to conduct business, register vehicles, and access medical services. However, to be eligible for a passport, much more is required: residence, adaptation, language proficiency, integration into society.

Main paths to citizenship through naturalization

To be eligible for Greek citizenship through investments, it is necessary to go through all stages in order. After obtaining a residence permit, the investor must:

reside in the country for at least 7 years with breaks, but with actual presence in the country;
demonstrate stable income, tax transparency, and participation in society;
pass an exam on knowledge of the Greek language, history, law, and culture;
not have serious violations of the law during the period of residence.

If all conditions are met, it is possible to apply for a passport through the standard naturalization procedure. The process from application submission to decision can take between 12 to 24 months.

Investment forms that pave the way for a residence permit

Greek legislation provides for several forms of investments that grant the right to a residence permit. This expands the opportunities for potential migrants and makes the country attractive to various profiles of investors. Popular investment instruments include:

acquisition of real estate worth at least 250,000 euros;
investment in shares in Greek funds or investment portfolios;
opening a deposit of at least 400,000 euros in a national bank;
purchase of shares in Greek companies listed on the stock exchange;
leasing a hotel or tourist complex for at least 10 years.

Such investments grant access to the Greek Golden Visa, which serves as a starting point for a future application for Greek citizenship through long-term residence.

Advantages of citizenship for investors

A holder of Greek citizenship receives not only the country’s passport but also all the rights of an EU citizen, including freedom of movement, the ability to live and work in any EU country, access to healthcare systems, educational programs, and financial instruments. Key benefits for naturalized investors include:

visa-free access to more than 180 countries;
the right to own assets in any EU country without restrictions;
protection against political and financial risks in their home jurisdiction;
the ability to extend citizenship to spouses, children, and parents;
participation in elections and local governance.

Thus, with a well-thought-out strategy for obtaining Greek citizenship through investments, an investor gains a new level of rights and freedoms.

Alternative ways to expedite the process

Certain categories of individuals may be eligible for an accelerated passport application process. For example, marriage to a citizen of the country, descent from Greek ancestors (repatriation), or the birth of a child open additional opportunities. There is also a practice of considering contributions to economic development, especially if investments significantly exceed the minimum thresholds.

Options are being explored where family members of the investor automatically receive a residence permit, children who have lived and studied in the country can apply for citizenship faster, and parents under the care of the main applicant are entitled to join the main applicant.

All the mentioned aspects do not negate the need for residence and integration, but they can expedite the path to obtaining European citizenship.

Importance of banking infrastructure and currency flows

Immigration authorities require proof of the source of funds. Therefore, it is important to open an account in a Greek bank for the residence permit in advance to conduct operations correctly and demonstrate a transparent capital structure. Direct transfers from non-EU countries often trigger additional checks.

Additionally, having a deposit of at least 400,000 euros can serve as an investment basis for obtaining a residence permit, especially if the bank is an accredited structure participating in a state capital attraction program.

Is it possible to obtain Greek citizenship through investments in 2025?

Although a direct scheme for obtaining Greek citizenship through investments is not provided, the path through a residence permit, residency, meeting requirements, and naturalization is entirely feasible and recognized by European structures. The Greek system provides a stable foundation for those planning long-term immigration and are willing to integrate into the local society. Transparency, financial flexibility, bank support, and accessible thresholds make the country attractive for both private investors and major players.

Greece is not only a gateway to the Schengen Area but also to full European citizenship if the strategy is well-planned for years ahead!

Where to buy a flat in Greece by the sea and how to do it

A home by the sea is not just a purchase, it is an investment in quality of life. Greece with its warm climate, clean beaches and stunning views attracts those who dream of tranquillity, comfort and beauty. Where to buy a flat in Greece by the sea and how to organise the whole process? In this article we will go through each step, from choosing a region to organising all the necessary documents.

Attica – proximity to the capital and the sea

Attica is a great place for those who want to live on the coast but not lose access to metropolitan life. There are prestigious coastal neighbourhoods such as Glyfada, Vouliagmeni and Varkitsa, where clean beaches are combined with first-class infrastructure. The average cost per square metre is around 3500-5000 euros.

Attica has an international airport “Eleftherios Venizelos”, which makes frequent travelling comfortable and fast. Buy a flat in Greece by the sea here – not just prestigious, but also convenient in terms of infrastructure. There are top restaurants, shopping centres and elite schools nearby. Living in Attica is comfortable both for families with children, thanks to the many private kindergartens and schools, and for business people who want to be in the centre of events.

Crete is an island of opportunity and vibrant culture

Crete is a place with a unique flavour, where life is relaxed and vibrant. It is the largest island in Greece and offers accommodation to suit all tastes, from small flats on the coast to spacious villas. The average price per square metre ranges from 1500 to 3000 euros depending on location. Buying a house by the sea in Crete is also an opportunity for a stable income.

Tourism is actively developing here, the island attracts many tourists every year, and renting out accommodation can be a great source of profit. Developed infrastructure, abundance of historical sights – Knossos Palace, Arkadi Monastery – and picturesque landscapes make this island not only attractive for living, but also favourable for investment.

Santorini – luxury accommodation with unique views

Santorini is an island that captivates at first sight with its views. Snow-white houses with blue domes against the azure sea create a unique image. Here you can buy a flat in Greece by the sea and get access to the most beautiful sunsets in the world, which can be seen from the caldera.

Property in Santorini is more expensive than the national average – from 4000 to 7000 euros per square metre, but this investment brings not only status, but also joy every day. The island offers many restaurants, designer boutiques and cosy cafes. Santorini is the choice of those who appreciate luxury, are not afraid to spend on real emotions and want to be in one of the most photogenic places on the planet.

Features:

Spectacular views of the caldera and the Aegean Sea.
An exclusive property that has remained in demand for many years.
The opportunity to enjoy the best restaurants with traditional Greek cuisine and the best wines of the region.

The procedure: How to buy a flat in Greece by the sea

Buying a home involves several key steps, each of which is important for the successful completion of the transaction. It starts with choosing a property and a reliable agency. It is important to find a trustworthy agency to avoid hassles and hidden fees. After choosing the object, a preliminary agreement is signed, which fixes the price and terms of the deal. The agreement protects the interests of the parties and guarantees that the property will be secured while the legal due diligence takes place.

It is necessary to collect documents to buy a property in Greece, among them:

Passport and Tax Identification Number (TIN).
Bank statements proving the financial solvency of the buyer.
Certificate of absence of debts and legality of income.

It is impossible to buy a flat in Greece by the sea without these documents. Each document must be prepared in advance to avoid delays in the process of registration of the transaction. All originals must be translated into Greek and notarised. After the preparation of the package follows the registration of ownership rights in the Land Registry, where all changes and legal rights to the property are recorded. This is the final stage after which the person becomes the full owner.

Prices of flats in Greece by the sea: what to expect?

The cost varies depending on the region chosen. For example, in the prestigious areas of Attica the price per square metre can reach 4000-5000 euros, while in Crete or in remote parts of the country – from 1500 to 3000 euros per square metre. The possibility to take out a mortgage on property in Greece makes the purchase more affordable. Greek banks offer mortgages to foreigners and the rates vary from 3 to 5%, depending on the terms of the bank and the financial history of the buyer:

Down payment – typically 20-30% of the home’s value.
Mortgage rate – can vary depending on the term and bank, starting at 3%.
The repayment period is up to 30 years.

Taxes and additional costs when buying a property in Greece

You need to consider not only the cost of the property, but also the additional costs:

Property purchase tax – is 3-5% of the value of the property depending on its category.
Notary services – the cost of which is about 1-1.5% of the total amount of the transaction.
Legal services – lawyer’s fee for checking the legal cleanliness of the object (about 1%).
Registration fees – at the Land Registry, which are approximately 0.5% of the value.

All of these costs can add up to 10% of the total cost of the property, so it’s important to consider them when planning your budget.

Why it is favourable to buy a flat by the sea in Greece: How to get a residence permit

Residence permits in Greece for the purchase of real estate are available to those who purchase a property with a value of 250,000 euros or more. The residence permit entitles the holder to travel freely within the Schengen area, to use the services of the local health care system and educational institutions.

Advantages of a residence permit:

Freedom of movement – the possibility of visa-free entry to Schengen countries.
Health and education – access to public and private facilities.
Five-year term – renewable if the property remains in the owner’s possession.

Conclusion

Prestigious Attica, vibrant Crete or romantic Santorini, each location offers unique opportunities for those looking to invest in their future. Buying a flat in Greece by the sea is not just about buying a property, it is about making the dream of living by the azure coast a reality.

August 27, 2025

What gives you a “golden visa” for Greece and how you can get it

Not every asset can work while the owner sleeps. Property in Athens can. It is such an investment that triggers the mechanism for obtaining a “golden visa” for Greece – one of the most stable residence permit programmes in Europe. Since 2013, the country has approved more than 30,000 applications, opening the door to the Schengen zone to investors from 90+ countries. It is not just a pass to the EU, but an instrument of strategic flexibility.

Basic conditions of the programme: who can receive it and for what investments

The programme grants a residence permit for a 5-year renewable period. The minimum entry threshold for participation is from 250,000 euros in real estate. From 2023 in some areas of Athens, Mykonos and Santorini – already from 500,000 euros. Despite price increases in certain areas, the starting amount of €250,000 has remained unchanged since 2013 for most regions, making the scheme one of the most affordable among EU programmes.

Greece’s “Golden Visa” is not just for the investor. The residence permit is extended to the family – spouses, children under 21 and parents of both parties. There are no additional payments and no additional investments.

Full list of investor and facility requirements

To obtain a residence permit under the Golden Visa programme, a number of legal, financial and technical conditions must be met, each of which is checked by the authorised structures before and after the purchase of the property. The programme does not require mandatory language skills, examinations or prior residence, but it does have clear requirements:

investment from €250,000 in property (subject to regional variations);
Having a legal income that proves the ability to make the investment;
No criminal record of the main applicant and adult family members;
International health insurance covering the stay in Greece;
the property must be habitable (even if there are no plans to move);
The sale and purchase transaction must go through a Greek notary with the obligatory verification of the cleanliness of the property;
funds for the purchase must be transferred from the applicant’s personal account;
the title must be registered in the mortgage registry.

Compliance with all these conditions guarantees the legality of the status and excludes the risks of cancellation.

The process of registration: from selection to obtaining a residence permit

The residency programme through investment is strictly according to the scheme. The procedure is clear: if all the requirements are met, the residence permit is issued in the shortest possible time. The step-by-step structure eliminates bureaucratic delays and ensures the legality of each stage.

Process steps:

Opening a Greek bank account (possible remotely or through a proxy).
Property selection (taking into account the minimum investment threshold and regional peculiarities). Prices in the suburbs of Attica, for example, start at €2,200 per square metre.
Due diligence of the property and purchase. The registration goes through a notary, check the cleanliness of the object – mandatory.
Collection and submission of documents for residence permit. You will need a standard package:
- passport;
- sales contract;
- A bank statement confirming the transfer of funds;
- proof of payment for the transaction;
- health insurance;
- photos;
- proof of residence (address in Greece, even if formal). The document package is simple but will require translations, notarisation and apostille. The documents can be submitted in Greece or through the consulate.
Passing biometrics. It is obligatory to be present in person at least once when submitting documents.
Obtaining a residence permit. Temporary residence permit is issued in 20 days after submission, while the main document is usually issued within 2 months.

The transparency of the procedure and standardised requirements simplify preparation, especially when accompanied by a professional lawyer.

Advantages of the Golden Visa of Greece

There are quite a few of them:

Freedom of movement within Schengen. The residence permit allows you to live, enter, leave and travel in Schengen countries without restrictions.
There is no mandatory residency requirement. The programme does not oblige the investor and his family to actually reside in Greece. This also means that there is no automatic tax residency (unless residing for more than 183 days per year).
Family inclusion. Status applies to spouses, children under 21, and parents of both parties with no additional investment.
Comparatively low threshold of entry. The threshold of €250,000 makes the programme one of the most affordable in the EU (subject to regional variations).
The opportunity to live, study and use services in the EU. A residence permit allows you to stay in the country legally, rent accommodation, use health care and open accounts in EU banks.
Investment growth potential. Introduction to the Greek property market, which is showing steady growth.
Pathway to Citizenship. Possibility to apply for citizenship after 7 years of legal residence in the country.
A simple renewal scheme. The residence permit is renewed every 5 years if the investment (property) is maintained.

Limitations and important nuances

It is imperative to take them into account:

Lack of access to employment. The residence permit does not entitle to employment. It is allowed to run a business or be a shareholder in Greek or European companies.
Increase in property values in the most popular and investor-demanded areas (e.g. Athens city centre, Mykonos, Santorini), where the minimum threshold is higher.
The opacity and nuances of renting in tourist areas may require professional management.
Mandatory filing of documents through a notary increases the total cost of the transaction.
Difficulties in opening a bank account may arise for citizens of some countries, including CIS countries, which requires the involvement of specialists.
Children lose their residence permit status once they reach the age of 21, unless additional steps are taken to maintain their status.
To apply for citizenship, actual residence in Greece (more than 183 days per year) for 7 years is required, as well as language skills and integration.

Real estate in Greece as an investment instrument

The Greek property market has shown steady growth, especially in recent years. Athens has seen significant price growth (+12% for 2023). In resort areas, properties can generate rental income of up to 7-9% per annum if well managed. Properties of 60-80 m² in areas adjacent to the centre of Athens (e.g. Marousi or Piraeus) remain the most popular among investors seeking a “golden visa”.

If the property is resold after 5 years, it is allowed to return the investment without losing the right to a residence permit. However, early sale of the investment property before the expiry of 5 years cancels the residence permit status for the whole family.

Taxes and tax residency in Greece

Financial planning under a Greek residence permit requires an understanding of the local tax system. It is important to distinguish between having a residence permit and being a tax resident. Tax residency generally occurs when you live in the country for more than 183 days per year.

Non-residents are taxed on rental property income in Greece on a progressive scale:

up to €12,000 of annual income – 15%;
from €12 001 to €35 000 – 35%;
over €35,000 – 45%.

Property in Greece is also subject to an annual tax (ENFIA). The rate depends on the type of property, its value and location, averaging between €3 and €5 per m² nationwide, but may be higher in central or prestigious areas of Athens and on the islands.

Residence permit validity period and renewal

The first residence permit obtained under the Greek Golden Visa programme is valid for 5 years. In order to extend it for the next 5 years, it is necessary to maintain the investment, i.e. to own the purchased property.

An important nuance: children who have obtained a residence permit together with their parents lose their status after reaching the age of 21, if no action is taken to formalise a separate basis of stay for them.

The path to Greek citizenship through naturalisation via a “golden visa”

Although the Golden Visa itself does not automatically entitle you to Greek or EU citizenship, it does open this possibility. It is possible to apply for naturalisation (citizenship) if you have resided in the country for at least 7 years.

Successful acquisition of citizenship requires not only compliance with the residency requirement (residence for more than 183 days per year), but also demonstration of integration: payment of taxes, knowledge of the Greek language (confirmed by examination) and general knowledge of Greek history and culture. Passports can also be obtained by the investor’s family members, including adult children, if they also fulfil these requirements (primarily residency and language skills).

Greece’s “Golden Visa” in the EU context: comparison with other programmes

Obtaining a Greek residence permit under the investment programme is not an emergency escape, but a planned strategy to ensure mobility and security. “Golden Visa” offers a balanced option for those who seek to secure capital, gain freedom of movement within Schengen and have a “reserve airfield” in the EU.

The programme compares favourably with some of its counterparts elsewhere in Europe:

the speed of processing and flexibility of requirements are superior to programmes in Portugal and Spain (especially before the recent changes in these countries);
Unlike Malta, Greece does not require non-refundable payments to public funds;
the Greek programme does not require a permanent or long-term stay in the country, unlike the programmes of Latvia or Bulgaria (although residence is required for citizenship).

The Greek state has steadily maintained its place among the top three EU countries in terms of the number of “golden visas” issued. There has been a steady increase in recent years, with over 2,800 applications in 2022 and around 4,000 in 2023. The main flow of investors comes from citizens of China, Russia, Turkey, Egypt and Lebanon, but interest from applicants from Eastern Europe is also growing.

Greece’s “Golden Visa”: the essentials

“Greece’s Golden Visa is a powerful tool for strategic flexibility and security. With the right approach, property investment generates income, greatly simplifies international logistics and provides a secure base in the European Union. Despite the rising entry threshold in certain regions, the programme remains highly popular due to its simplicity, transparency and predictability. These are the key parameters for those who are building a long-term architecture for their financial and personal security.

August 27, 2025