Greek Golden Visa: The Three Investment Tiers

The Greek Golden Visa introduced a flexible three-tier investment model in 2024 (€250,000, €400,000 and €800,000). It requires no criminal record certificate and approval is fast. Minors can apply as main applicants, which makes it well suited to families. Compared with other EU programs, it has fewer restrictions and a simpler process. A commercial-to-residential conversion project in central Athens that meets the €250,000 threshold, with high rental yields and strong investment potential, is featured below.

Why choose the Greek Golden Visa?

The Greek Golden Visa is one of the most flexible and cost-effective residence-by-investment programs in Europe. Under the new policy, in effect since September 1, 2024, Greece has introduced a three-tier investment model. Investors can choose:

• €250,000: commercial-to-residential conversions and heritage restoration projects
• €400,000: residential properties of at least 120 m² outside the premium areas
• €800,000: residential properties of at least 120 m² in prime areas such as Athens, Thessaloniki, Mykonos and Santorini

Key advantages of the Greek Golden Visa

What makes the Greek Golden Visa stand out among European residency programs? Fewer restrictions, no background checks and easier eligibility.

A simpler application with fewer restrictions

• Easier than other EU golden visas: the Greek application process is much simpler than those of Portugal, Malta or Cyprus.
• No criminal record certificate: unlike most European golden visa programs, Greece does not require a police clearance certificate, which reduces paperwork and waiting time.
• Fast approval: residence can be granted within 2 to 3 months.

The focus is on investment compliance, not personal background

• Greece mainly assesses whether you meet the investment requirements, rather than conducting in-depth personal background checks.
• No lengthy security vetting: unlike Portugal, Malta or Cyprus, Greece does not require extensive background investigations.

Who benefits most?

• Investors from countries where getting a police clearance takes a long time (because of domestic and international verification)
• People looking for a quick and straightforward route to European residence

Minors can apply as the main applicant

• Greece is one of the few countries that allow a minor to be the main Golden Visa applicant.
• This makes it an excellent option for families planning long-term residence and education in Europe.

Greece compared with other EU golden visas

Country	Minimum investment	Criminal record certificate	Processing time	Permit renewal
Greece	€250,000 / €400,000 / €800,000	Not required	2–3 months	Every 5 years
Portugal	€500,000	Required	6–12 months	Every 2 years
Malta	€600,000+	Required	8–14 months	Every 5 years
Cyprus	€300,000+	Required	3–6 months	Every 5 years

Conclusion: with no criminal record check and quick processing, the Greek Golden Visa is one of the most relaxed and easiest programs in Europe.

The three investment tiers

€250,000: commercial conversions and heritage restoration

• Minimum investment: €250,000
• Eligible locations: all regions of Greece
• Property types:
  • commercial, industrial or hotel properties (must be converted to residential use before you apply)
  • listed heritage buildings that need renovation (the renovation must be completed before the permit is renewed)
• Who it suits: budget-conscious investors willing to take on a renovation project for long-term gain

€400,000: residential property outside the prime areas

• Minimum investment: €400,000
• Eligible locations: all areas except those that require €800,000
• Property requirement: a single residential property of at least 120 m²
• Who it suits: investors who want more living space, or affordable real estate in emerging markets

€800,000: premium residential property in prime locations

• Minimum investment: €800,000
• Eligible locations:
  • the Attica region (including central Athens and the northern and southern suburbs)
  • Thessaloniki
  • Mykonos and Santorini
  • islands with a permanent population of more than 3,100
• Property requirement: a single residential property of at least 120 m²
• Who it suits: high-net-worth investors looking for luxury property in Greece’s most sought-after locations

Featured project: a conversion in central Athens

For investors considering the €250,000 option, this project in central Athens is an ideal choice:

• Qualifies for the €250,000 threshold (commercial-to-residential conversion)
• Prime location in the Athens embassy district
• Guaranteed rental yield of 3% a year for 3 years
• Fully furnished apartments, ready to move into
• Strong appreciation potential near commercial and business hubs
• Location: central Athens, close to metro stations, shopping centres and international business districts

How to apply for the Greek Golden Visa

Applying for the Greek Golden Visa is straightforward and can be completed within 2 to 3 months:

1. Choose an eligible property (such as the project above)
2. Sign a purchase agreement and pay a 10% deposit
3. Complete the property transfer and pay the balance
4. Submit the Golden Visa application
5. Receive your Greek residence permit and enjoy the benefits of the EU

There is no language requirement and no minimum stay requirement.

Start your Greek Golden Visa journey

• Phone: +1-647-832-0213
• Email: immigration@huafeifo.com