Greece Golden Visa through Real Estate Investment: A Legal Guide by OPTIMA JUSTITIA
Are you considering relocating to the European Union through real estate investment? Greece’s Golden Visa Program offers an efficient and legally secure pathway to obtain permanent residence for non-EU investors and their families. At OPTIMA JUSTITIA, our experienced legal team specializes in immigration law and real estate transactions. We ensure that your investment not only complies with current legal frameworks, but also grants you peace of mind.
Learn how to obtain a Greece Golden Visa through property acquisition, how recent legislative changes affect eligibility, and how our law firm can represent you at every step.
What is the Greece Golden Visa Program?
The Greece Golden Visa Program, established under Law 4251/2014, allows non-EU nationals to acquire a five-year renewable residence permit through investment in real estate or other eligible assets. Unlike other visa categories, no minimum stay is required to maintain residency status.
The residence permit extends to:
• The investor (main applicant)
• Spouse or registered partner
• Children under the age of 21
• Parents of both spouses
Real Estate Investment Criteria (Effective from September 1, 2024)
New Minimum Investment Thresholds:
The legal framework was revised with Law 5100/2024, redefining the minimum investment values based on geographical zones:
1. Zone A – €800,000 Investment Threshold
Applicable areas:
• Central, North and South Athens
• Thessaloniki (urban center)
• Mykonos, Santorini
• Islands with population over 3,100 residents
Conditions:
• Investment must concern a single property
• The property must be residential
• Minimum property size: 120 square meters
2. Zone B – €400,000 Investment Threshold
Applicable areas:
• All other regions of Greece not included in Zone A
Conditions:
• Investment must concern a single residential property
• Minimum size: 120 sq.m.
3. Special Exceptions – €250,000 Threshold
This reduced threshold applies under specific legal circumstances:
• Conversion of commercial property into residential use
• Restoration of listed or preserved buildings
In both cases, full compliance with urban planning regulations and timely completion of the project are mandatory.
Important Legal Restriction:
According to the new law, properties acquired for Golden Visa purposes cannot be used for short-term rentals (e.g., Airbnb) or as business headquarters. Violation of this rule results in:
• Revocation of the residence permit
• Administrative fine of €50,000
Legal Procedure to Obtain the Greece Golden Visa
Step-by-Step Process:
• Legal Consultation
We assess your eligibility and advise on suitable property zones and investment amounts under the current legislative framework.
• Property Due Diligence
Our law office conducts comprehensive legal and cadastral checks to ensure the property is free of encumbrances or legal claims.
• Contract Signing & Public Notary
The purchase agreement is executed before a Greek notary public, under our supervision, ensuring compliance with all contractual obligations.
• Property Registration
The property is registered at the local Land Registry (Ktimatologio). A valid title deed is required for submission of the visa application.
• Visa Application Submission
We prepare and file the full application with the Ministry of Migration and Asylum, including biometric data and supporting documents.
• Issuance of Residence Permit
A temporary residence permit is issued within 20 days. The full Golden Visa is granted in approximately 2–5 months from submission.
Legal Advantages of the Greek Golden Visa
• No Minimum Stay Requirement
Residence is granted without any obligation to reside permanently in Greece.
• Family Reunification Rights
Eligible family members can reside and travel freely within the Schengen Zone.
• Renewable Every 5 Years
Permit can be renewed indefinitely as long as the investment is maintained.
• Pathway to Citizenship (optional)
After 7 years of legal residence, the investor may apply for naturalization, provided integration criteria are met.
Tax & Legal Considerations
At OPTIMA JUSTITIA, we offer legal support in:
• Real Estate Tax Planning:
Including Property Transfer Tax (3%), ENFIA annual property tax, and VAT exemptions where applicable.
• Establishing Holding Structures:
If desired, we help set up Greek or foreign companies to hold the real estate asset.
• Inheritance & Succession Planning:
Protecting your investment long-term, with clear legal provisions under Greek Civil Code.
• Compliance with Anti-Money Laundering (AML) Regulations:
We ensure that the source of funds is verified and documented according to Greek Law 4557/2018.
Why Invest in Greek Real Estate?
Greece offers a highly attractive property market with:
• Low comparative property prices in EU terms
• High rental yield potential in areas such as Athens and Thessaloniki
• Strong capital appreciation in post-pandemic urban regeneration zones
• Safe legal environment with full EU protection of property rights
Why Choose OPTIMA JUSTITIA?
Our law firm combines experience in Greek immigration law with deep knowledge of property transactions and EU residence law. Located in Athens, we represent clients from over 20 countries who successfully acquired the Greek Golden Visa.
Our services include:
• Legal representation before Greek authorities
• Contract negotiation and due diligence
• Apostille, translation and certification of foreign documents
• Coordination with real estate agents, notaries, banks and tax advisors
We act as your trusted legal partner, ensuring that your investment is secure and your residence permit is processed efficiently.
Contact Us
If you're ready to begin your Golden Visa journey or wish to explore your investment options in Greece, visit our official website:
www.giannoulislaw.com Or contact us directly at: giannoulislaw@gmail.com
This article is published by OPTIMA JUSTITIA Law Firm for informational purposes only and does not constitute legal advice. For personalized consultation, contact a licensed Greek attorney.