The Greek Residency Program actually operates under Article 100 of Law 5028/2023, as amended in March 2024. This law exactly defines the eligible categories of property investment for residence:
Category 1:
Properties in Attica (Athens, Piraeus), Thessaloniki, Central Macedonia, Mykonos, Thira (Santorini), and islands with populations over 3,100 - EUR 800,000
Category 2:
Properties in all other regions not listed in Category 1 - EUR 400,000
Category 3:
Industrial or listed buildings converted to residential use, or restored/reconstructed after five years of vacancy - EUR 250,000
GOLDEN VISA
The Greek Residency Program was introduced in 2013 and offers non-EU citizens and their families opportunities in order to get a 5-year renewable residence permit through property investment. This program allows people to live in Greece, enjoy long-term stays, while traveling easily across Europe, and build an investment in the country’s real estate market.
Processing Time
On average, Greek residency applications are processed within 3-6 months after submitting all required documents and completing the property investment.
Greek residency allows visa-free access to 29 European countries in the Schengen Zone, and enables short-term business, leisure, or even study visits without even additional visas.
Real Estate Investment
Applicants must invest a minimum amount of €250,000 in approved property in order to qualify for Greek Permanent Residency.
Residency covers the main applicant, spouse, and their children below 21 years. Parents and parents-in-law may also be qualified based on certain conditions.
Nxtcitizens provides comprehensive guidance for achieving Greek residency by investment, which includes property selection, document preparation, government submissions, and post-approval support. Our professionals ensure a smooth process with personalized attention at every step.
Residency does not require full-time living in Greece.
No interviews or language tests are necessary.
No education or work experience is required.
A residence permit is valid for five years and can be renewed indefinitely.
Greek residency allows visa-free travel to 29 Schengen countries.
Multiple entries are permitted, with stays of up to three months every six months.
Property investment can generate rental income.
Non-residents are taxed only on income generated in Greece.
Citizenship is optional and can be applied for after residing in Greece for more than 183 days per year.
1
Initially, we just review your objectives, eligibility, along with expectations in order to get a clear understanding of your path to Greek Permanent Residency.
2
Based on the timeframe, long-term residency objective, and investment capability, we provide you with a personalized PR plan.
3
To enable you to travel lawfully for property selection, we guide you through obtaining and submitting your Greece visitor visa.
4
You can travel to Greece, explore various places, and then choose one that truly suits your PR investment needs.
5
Our legal teams at Nxtcitizens, manage contracts, financial procedures, along with due diligence, and ensure a seamless and law-abiding real estate buying experience.
6
To get you quick approval, your PR application is placed together, checked, and ultimately submitted with all necessary supporting documentation.
7
Now, you can start availing numerous advantages of your long-term residency rights as soon as you’re granted your Greek PR card.
8
Furthermore, we keep helping with future upgrades, compliance, renewals, and paperworks pertaining to residency in Greece.
Holders of Greek residency can even travel to 29 European countries visa-free within the Schengen Zone, allowing convenient short-term trips across Europe.
29
COUNTRIES
Investment Security
Applicants must invest in approved residential properties. Nxtcitizens gives access to vetted projects, and ensure all permits as well as legal requirements are met. Property purchase must be completed before even submitting the residency application.
Applicants can choose between two main investment routes: purchasing property in Greece or making a capital transfer, with government fees applicable.
Option 1
Real Estate Investment
Effective September 1st 2024, the Greece Government has specified in Article 100 of Law 5038/2023 as amended by the new modification in March the following investment categories for residential real estate to qualify for Greek Golden Visa.
CATEGORY 1
Properties located in the regions of Attica, which includes Athens and Piraeus, Thessaloniki, Central Macedonia, Mykonos, and Thira in the South Aegean Region including Santorini, as well as islands with a population exceeding 3,100.
EUR 800,000
CATEGORY 2
Properties in all other regions of Greece, excluding those listed in Category 1.
EUR 400,000
CATEGORY 3
Industrial buildings or parts thereof where no industry has operated there for at least five years and the property is converted into residential use OR listed buildings or parts of listed buildings that are to be restored or reconstructed.
EUR 250,000
Option 2
Capital Transfer Investments
Applicants may also qualify through approved capital transfers, in addition to government fees.
OTHER COSTS
Along with the required investment, additional fees include professional service charges, document certification (if applicable), courier fees, and minor disbursements:
Main Applicant
EUR 2,016
All applicants 16 years and above
EUR 166
All applicants below 16 years
EUR 16
Applicable to all investment options
Malta has one of the most comprehensive due diligence procedures in the industry for its residency by investment program. The robust due diligence procedure is critical to protecting the residency program’s integrity while also signaling to potential investors that they are dealing with a serious and reputable jurisdiction
Application Fee For The Main Applicant
5,000 EUR
Each Dependent Child/Spouse
1,000 EUR
Each Dependent Parent/Grand Parent
7,500 EUR
Processing Fee
1,000 EUR
Due Diligence Fees For The Main Applicant
7,500 EUR
Due Diligence Fees For Each Dependent
5,000 EUR
1-2
Week
1–2 Weeks: Retainer Agreement and Property Selection
Sign CI Retainer Agreement and pay the first professional fee installment.
Select a property in Greece (remotely or on-site). CI prepares all property purchase documents required for residency application.
4-8
Week
4–8 Weeks: Property Purchase and Residency Documentation Submission
Transfer funds for property purchase and applicable taxes.
CI submits residency documents to the Greek authorities.
Government and CI processing fees are paid at this stage.
3-6
MonthS
3–6 Months: Residency Permit Approval and Issuance
Residency approval is issued.
Applicants travel to Greece to complete biometrics.
Final CI professional fees are paid, and residency cards are couriered to the applicant’s address.
CITIZENSHIP OPTION
Greek citizenship can be applied for after residing in Greece for more than 193 days/year; however, it’s optional and separate from the residency process.
Not directly. Greece doesn’t allow direct citizenship through investment. The Golden Visa is the only available route that gives you residency first. After maintaining that residency for several years and meeting the naturalization rules, you can apply for citizenship.
Investors are able to apply after living in Greece for 7 years. You just need to keep your residency active at this time and show genuine links to Greece, which generally include time spent in the country, paying taxes, and having a basic understanding of the Greek language along with culture.
Property investment doesn’t actually give you citizenship automatically, however it does qualify you for the Golden Visa. This residency permit is the initial step in the process. When you hold it long enough and meet Greece’s naturalization criteria, then you can move ahead with a citizenship application.
You’ll need documents that confirm your identity, residency history, along with overall eligibility. This generally includes your password, Golden Visa documents, tax returns, proof of stay in Greece, along a clean criminal record, and certificates that are related to language or integration. Based on your specific situation, the authorities may request additional papers.
Yes, your spouse and dependent children can also get residency under your Golden Visa. Once they maintain their residency for the needed number of years, they’re able to apply for citizenship too. Children who study or grow up in Greece may qualify even earlier under special rules.