The Golden Visa in Greece offers qualifying non-EU investors the opportunity to obtain a Greek residence permit through eligible investment, including certain forms of real estate investment.
For international investors, however, obtaining a residence permit is only one part of the process. When the investment involves property, the legal status of the real estate, the investment requirements, the contractual documentation and the residence permit application should all be examined carefully before the transaction is completed.
The Law Office of Anna Deftereou, based at 39 Stadiou Street in Athens, provides legal assistance to international investors throughout the Golden Visa process, from the initial legal assessment and property due diligence to the preparation and handling of the residence permit application.
Golden Visa in Greece Through Property Investment
Real estate remains an important route for investors interested in obtaining a Greek residence permit.
The applicable minimum investment threshold is not necessarily the same throughout Greece. Depending on the location and characteristics of the investment, different thresholds and specific legal conditions may apply.
For this reason, an investor should not assume that every property of a particular value automatically qualifies for the Golden Visa in Greece.
Before making a substantial financial commitment, it is important to examine both:
- whether the proposed investment meets the applicable Golden Visa requirements; and
- whether the property itself is legally suitable for acquisition.
These are related but distinct legal checks.
Golden Visa Investment Thresholds in Greece
The Greek Golden Visa framework provides different investment thresholds depending on the location and type of real estate investment.
Under the current framework, property investments may be subject to thresholds of €800,000 or €400,000, depending on the relevant area, while certain specific categories may qualify under a €250,000 threshold subject to particular statutory requirements.
Because the applicable threshold depends on the location and legal characteristics of the proposed investment, eligibility should be assessed for the specific property before the investor proceeds.
The existence of a €250,000 route should therefore not be interpreted as meaning that any property purchased for €250,000 qualifies for a Golden Visa.
€800,000 Golden Visa Investment
A minimum investment threshold of €800,000 applies to real estate investments in certain high-demand areas specified by the applicable legal framework.
Investors considering property in these areas should confirm the applicable investment requirements before signing a binding agreement or transferring substantial funds.
The legal assessment should consider not only the purchase price but also whether the structure and characteristics of the proposed transaction satisfy the conditions applicable to the residence permit.
€400,000 Golden Visa Investment
In other areas, the applicable minimum real estate investment may be €400,000, subject to the requirements established by the legislation.
Again, the value of the property alone is not sufficient to determine eligibility.
The property, location and structure of the investment should be examined together before proceeding with a transaction intended to support a Golden Visa application.
€250,000 Golden Visa Opportunities
Specific categories of property investment may remain eligible at a €250,000 threshold where the statutory requirements for the relevant category are satisfied.
These are special cases rather than a general €250,000 investment route applicable to every property in Greece.
For this reason, investors considering such an investment should obtain legal advice concerning the particular property and the conditions that must be met before relying on the reduced threshold.
Legal Due Diligence Before Purchasing Property
When the Golden Visa in Greece is based on a real estate investment, legal due diligence is an essential part of the acquisition process.
A property may satisfy the investor’s commercial objectives but still present legal issues that require investigation before purchase.
Depending on the circumstances, legal due diligence may include examination of ownership titles, relevant registrations and other legal information connected with the property.
The objective is to identify matters that could affect the acquisition before the investor becomes substantially committed to the transaction.
For an international investor, this stage is particularly important because Greek property documentation and registration procedures may differ considerably from those of the investor’s home country.
Property Title Check
A title check examines the ownership history and legal status of the property through the appropriate records.
The scope of the investigation depends on the individual property and the records relevant to it.
Legal due diligence should ideally be carried out before the investor signs binding agreements or makes substantial financial commitments.
Official information regarding cadastral services and property registration in Greece is available through the Hellenic Cadastre.
Golden Visa Lawyer in Greece
International investors frequently need legal assistance at several different stages of the investment and residence permit process.
A lawyer can assist in coordinating the legal aspects of the property transaction with the requirements of the residence permit procedure.
Depending on the individual case, our legal assistance may include:
- preliminary assessment of the proposed investment;
- examination of the applicable Golden Visa requirements;
- legal due diligence on the property;
- property title checks;
- review of contractual documentation;
- assistance with the legal stages of the acquisition;
- preparation and review of documents required for the residence permit;
- legal representation in Greece where permitted;
- assistance with the Golden Visa application;
- assistance with subsequent renewal procedures.
The precise scope of legal services depends on the nature of the investment and the circumstances of the applicant.
Golden Visa Application Process
The exact procedure depends on the investment route and the circumstances of the applicant.
As a general approach, the process involves establishing that the investment satisfies the applicable legal requirements, completing the necessary investment steps and preparing the documentation required for the residence permit application.
Documents issued outside Greece may also need to satisfy requirements concerning legalisation, Apostille or official translation, depending on the issuing country and the nature of the document.
The official Greek authority responsible for residence permit procedures is the Ministry of Migration and Asylum. The Ministry continues to maintain dedicated Golden Visa information and statistics concerning permanent investor residence permits.
Applying Through a Power of Attorney
International investors may not always be able to remain in Greece throughout every stage of the procedure.
Depending on the action involved and the authority legally granted, certain matters may be handled through an appropriate power of attorney and legal representation in Greece.
The form and scope of the authorisation should be determined according to the procedures that need to be completed on behalf of the investor.
This can significantly simplify the process for clients who reside permanently outside Greece.
Golden Visa and Family Members
The Golden Visa framework also provides for residence permits for qualifying family members, subject to the conditions applicable under Greek immigration law.
The documentation and eligibility of each family member should be examined as part of the preparation of the application.
This is particularly important where civil-status documents, such as marriage or birth certificates, have been issued outside Greece and must be presented to Greek authorities.
Documents Issued Outside Greece
Foreign investors frequently need to use documents issued in their home country during the Golden Visa procedure.
Depending on the country of origin and the document concerned, requirements may apply regarding:
- Apostille;
- consular legalisation;
- certified or official translation;
- validity of the document;
- proof of the relevant family or personal relationship.
These requirements should be checked early in the process to avoid unnecessary delays.
Golden Visa Renewal in Greece
A Golden Visa residence permit is not simply a one-time application. The investor must continue to satisfy the applicable legal conditions for renewal.
Before a renewal application is submitted, the continuing eligibility of the investor and the relevant investment should therefore be reviewed.
The Greek Ministry of Migration and Asylum continues to process both initial Golden Visa applications and renewals; its 2026 statistics separately record both categories.
Our office can assist with the review of the relevant documentation and the legal preparation of renewal applications.
Buying Property in Athens for Golden Visa
Athens remains an important destination for international property investment, but investors should not select a property based solely on its advertised price or an assumption that it will qualify for a Golden Visa.
The applicable threshold and legal conditions should be checked for the particular investment.
At the same time, the property itself should undergo independent legal due diligence.
Our office is located in central Athens and can assist international investors with both the property-related legal work and the residence permit aspects of the proposed investment.
Golden Visa and Real Estate Legal Services
When the residence permit is based on property investment, immigration law and real estate law intersect.
However, they should not be treated as the same legal investigation.
The first question is whether the investment qualifies under the Golden Visa in Greece framework.
The second is whether the particular property can be acquired safely from a legal perspective.
For this reason, our approach combines the assessment of Golden Visa eligibility with independent legal due diligence concerning the proposed real estate acquisition.
Common Mistakes Before a Golden Visa Investment
International investors should be cautious about proceeding solely on the basis of marketing material or general information concerning the programme.
Common problems can arise when an investor:
- assumes that every property above a certain price qualifies;
- pays a significant deposit before completing legal due diligence;
- relies on outdated information regarding investment thresholds;
- fails to check the legal status of the property;
- does not prepare foreign documents correctly;
- confuses the property acquisition with the residence permit procedure;
- leaves the preparation of required documents until the final stage.
Obtaining legal advice before making a substantial commitment can help the investor understand both the property transaction and the immigration requirements applicable to the proposed investment.
Frequently Asked Questions
What is the Golden Visa in Greece?
The Golden Visa is a residence permit framework available to qualifying third-country nationals who make an eligible investment in Greece, subject to the requirements of Greek immigration legislation.
How much do I need to invest in Greek property?
The applicable minimum investment depends on the location and characteristics of the investment. Current real estate routes may involve thresholds of €800,000 or €400,000, while specific categories may qualify at €250,000 subject to statutory conditions. The individual investment should be assessed before proceeding.
Can any €250,000 property qualify?
No. The €250,000 threshold concerns specific qualifying circumstances and should not be understood as a general rule applying to every property valued at €250,000.
Should I carry out a title check before buying?
Legal due diligence and title examination should ideally take place before the investor assumes substantial contractual or financial obligations.
Can I apply while living outside Greece?
Many international investors begin the process while residing abroad. Depending on the particular procedure, certain matters may be handled through appropriate legal representation and a power of attorney.
Can family members obtain residence permits?
Qualifying family members may be included under the applicable Golden Visa framework, provided the relevant statutory conditions and documentation requirements are satisfied.
Can a lawyer assist with both the property purchase and Golden Visa?
Yes. Where the residence permit is connected with a property investment, our office can assist with the legal aspects of the real estate transaction as well as the residence permit procedure.
Golden Visa Lawyer in Athens – Contact Us
If you are considering an investment under the Golden Visa in Greece programme, obtaining legal advice before committing to a property can help clarify both the investment requirements and the legal status of the proposed acquisition.
The Law Office of Anna Deftereou provides legal assistance to international investors in relation to property due diligence, real estate transactions and Golden Visa residence permit procedures.
Law Office of Anna Deftereou
39 Stadiou Street, Athens, Greece
Tel.: +30 210 323 8062