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NIBELC GROUP
The programme

What is the Golden Visa?

A residence visa with added benefits, offered by several European countries including Greece.

The Golden Visa is an investment scheme that grants visa-free travel in the Schengen zone to non-European investors and their families, along with the right to reside in the host country.

It is primarily an investment opportunity, which is why return on investment sits high on the list of performance indicators. Favourable programme terms combined with fast-growing Greek economic indexes provide a promising context for a quick and reliable investment, as well as lucrative options to re-sell at a higher price in the future.

Who it is for

  • Non-EU nationals investing in Greek real estate
  • Spouses, children and dependent parents included in the same application
  • Investors who want Schengen mobility without relocating full time
  • Buyers who intend to let the property rather than leave it empty

The programme

The advantages of the Golden Visa

  • 01Long-term residency right
  • 02Ability to live, study and invest
  • 03Ability to sponsor family
  • 04100% ownership of businesses
  • 05Freedom to travel across the Schengen area
  • 06Discounts and offers on health care and hospitality
  • 07Return on investment and capital gains
  • 08Tax benefits
  • 09No property purchase restrictions
  • 10Opportunity to let the investment property on a long-term lease
  • 11Eligibility to apply for citizenship after a period of residence
  • 12Ability to hold shares and receive income from the dividends of a company registered in Greece

The programme

Investment thresholds

The qualifying amount depends on where the property is and what kind of property it is. These are the tiers in force today — we confirm the exact figure for your target area in writing before you commit to anything.

  • € 800,000

    Attica · Thessaloniki regional unit · Mykonos · Santorini · islands with more than 3,100 inhabitants

    The high-demand zones, including Athens and most of the well-known islands.

  • € 400,000

    Every other region of Greece

    Most of the Peloponnese, inland mainland, northern Greece outside Thessaloniki, and smaller islands.

  • € 250,000

    Two special cases only, anywhere in Greece

    A property converted from commercial to residential use, with the conversion completed before you apply; or a listed building fully restored before your first renewal. Available once per property.

Minimum size: 120 m²

The property must be a single property of at least 120 m² of main areas. Parking and storage do not count. The rule does not apply to undeveloped plots, or to the € 250,000 conversion and restoration routes.

New in 2026: the innovation route

Since 2026 the programme also accepts investment from € 250,000 into Greek start-ups and spin-offs registered on the national Elevate platform. One permit for an individual investor, and up to three where the investment also supports key executives. Ask us if this fits you better than property.

Law 5100/2024, in force since 5 April 2024, as clarified by Circular 1/2026 of 22 April 2026. Thresholds are set by legislation and can change.

Verified 23 August 2026

Ask us about your target area
The programme

What the permit does and does not give you

The points investors most often get wrong. Worth reading before you choose a property.

  • 01Five years, renewed indefinitely

    The permit runs for five years and is renewed for the same period each time, for as long as you still own the property. Renewal is proved with your property declaration or cadastral extract.

  • 02No minimum stay

    You are not required to live in Greece. Time spent outside the country is not a reason to refuse renewal. If your aim is citizenship rather than residency, the rules are different — ask us.

  • 03Three generations in one application

    Your spouse or civil partner, unmarried children under 21 (extendable to 24), and the parents and grandparents of both you and your spouse derive their permit from yours.

  • 04Short-term letting is not allowed

    A property held for a Golden Visa may not be let short-term through holiday-rental platforms, and may not be sublet. The penalty is revocation of the permit and a € 50,000 fine. Long-term leases are fine, including to a tourism business that provides services beyond accommodation.

  • 05The permit is not a work permit

    It does not grant access to employment. You may own a Greek company and hold shares and receive dividends, but not take a job on the strength of this permit.

The programme

Questions investors actually ask

Can I rent the property out on Airbnb to cover the costs?
No. Short-term letting through holiday-rental platforms is prohibited for property held under a Golden Visa, and so is subletting. Breaching this costs you the permit and a € 50,000 fine. A long-term lease is permitted and is what we normally arrange.
Do I have to move to Greece?
No. There is no minimum stay and absence from Greece is not a ground to refuse renewal. Most of our clients complete the whole process without setting foot in Greece until the permit is ready.
Can I buy two cheaper properties to reach the threshold?
No. The investment must be a single property meeting the threshold for its area, and at least 120 m² of main areas in the € 800,000 and € 400,000 tiers.
Who can I include in the application?
Your spouse or civil partner, unmarried children under 21 — extendable to 24 — and the parents and grandparents of both you and your spouse.
Does the permit lead to Greek citizenship?
Not automatically. The Golden Visa is a residence permit. Naturalisation is governed by separate law and requires genuine long-term residence in Greece, which the Golden Visa does not oblige you to have. We will tell you plainly what your situation allows rather than imply a path that does not exist.
Can I work in Greece with it?
No. It gives no right of access to employment. You may establish a company, hold shares and receive dividends.
How long does it take?
Once your purchase completes and your file is in order, you are issued documentation that allows you to reside legally while the authorities process the permit itself. We give you a realistic timeline for your own case in writing — we do not quote a single number that suits everyone.

This page is general information about the programme, not legal or personalised investment advice. Eligibility, thresholds and timelines are set by the Greek authorities and can change.