GreeceGreece Golden Visa · Residency in Greece by investment

Yes. The Immigration Code admits the direct ascendants of the investor and of the investor's spouse or partner as family members, so both sets of parents can join the application. They receive a residence permit for the same duration as yours and renew it with you. You prove the relationship with birth and marriage certificates, legalized and translated.

Legal basis: Law 5038/2023, art. 95 par. 2 ↗

Children are included as family members while they are unmarried and under 21. When they reach 21 they do not lose their status: the Code grants them an autonomous residence permit of three years, which they can renew on their own terms. This is why many families apply while their children are still minors or students.

Legal basis: Law 5038/2023, art. 95 par. 2 ↗

By law, the authorities issue the permit within two months of receiving a complete file, and the official procedure pages estimate 50 to 60 days. In practice Orience families typically allow six to 12 months from the first conversation to the residence card, because the property search, the purchase and the biometric appointment come first. Once you have applied, you can wait in Greece or abroad.

Legal basis: Law 5038/2023, art. 100 par. 10; MITOS procedure pages ↗

The real estate route requires a single property that meets the minimum price and, where the threshold applies, the 120 m² of main areas. You cannot add up several smaller properties to reach EUR 800,000 or EUR 400,000. Once you hold the permit, nothing stops you from buying other properties as an ordinary owner, but they do not count toward the permit.

Legal basis: Law 5038/2023, art. 100 par. 2 (as replaced by art. 64 of Law 5100/2024) ↗

Law 5100/2024 raised the real estate thresholds to EUR 800,000 in the prime areas and EUR 400,000 elsewhere, always in a single property of at least 120 m², and kept EUR 250,000 only for conversions and listed buildings. The old thresholds applied only to purchases with a 10% deposit and a dated pre-contract by 31 August 2024, completed by 31 December 2024. From 1 September 2024 no transitional rule applies.

Legal basis: Circular 9 of 2024 of the Ministry of Migration and Asylum ↗

No. There is no minimum stay: the law states that periods of absence from Greece are not an obstacle to renewing the permit. You can keep the permit while living in your home country and use Greece for holidays, family visits or as a second home. If you do want to settle, the permit allows you to live in Greece all year.

Legal basis: Law 5038/2023, art. 100 par. 4 (as replaced by art. 64 of Law 5100/2024) ↗

No. The investor residence permit does not give access to employment in Greece, for you or for your family members. You can hold shares in companies and manage your own investments, but a salaried job requires a different permit. Many families keep their professional life abroad and use the permit for residence and travel.

Legal basis: Law 5038/2023, art. 100 par. 8 (as replaced by art. 64 of Law 5100/2024) ↗

The permit is issued for five years and renewed for five more each time, as long as you still own the property or keep the qualifying investment. You file the renewal before the current permit expires, with updated proof of the investment and a valid passport. Time spent outside Greece is not an obstacle to renewal.

Legal basis: Law 5038/2023, art. 100 par. 1 and 4 (as replaced by art. 64 of Law 5100/2024) ↗

Selling the property ends your right to renew the permit, because the law ties it to ownership. If you sell to another non-EU national, the right to apply passes to the buyer, and your own permit is revoked. If you plan to sell, buy a replacement property that meets the threshold first and keep the permit uninterrupted.

Legal basis: Law 5038/2023, art. 100 par. 9 (as replaced by art. 64 of Law 5100/2024) ↗