Greece Golden Visa · €250k heritage

Purchase of one listed building, or property containing one, worth at least EUR 250,000 (≈ $279,000) to be restored or rebuilt. ^{1 2 3 4 5 6 7 8}

What you must show and pay

• An investment of at least EUR 250,000 (≈ $279,000) · Minimum acquisition value, in one single property, of a listed building (or part of one, or property containing one) to be restored or rebuilt; a transfer before full restoration is void; a co-ownership share must itself be worth EUR 250,000 (≈ $279,000). ^{1 2 3}
• A fee of EUR 2,000 (≈ $2,230) · Residence permit fee (EUR 16 (≈ $18) extra for the card). ^{3 4}

Requirements

• The applicant is a third-country national. ^{1 2 3 4}
• The property is a listed building, part of one, or property containing one, to be restored or rebuilt. ^{1 2 3 4}
• A transfer before full restoration is void. ^{1 2 3 4}
• The applicant has full ownership and possession of the property. ¹
• Ownership may be held through a company seated in Greece or another EU state whose shares the applicant wholly owns. ¹
• Acquisition value of at least EUR 250,000 (≈ $279,000) in one single property. ^{1 2 3 4}
• A co-ownership share must itself reach the minimum value. ^{1 2 3 4}
• The purchase price must be fully paid before the permit application. ¹
• Residence permit fee: EUR 2,000, (≈ $2,230) plus EUR 16 (≈ $18) for the card. ^{1 2 3 4}
• Payment is by crossed bank cheque, credit transfer or POS card to the seller's payment account in Greece. ¹
• The property may not be let short-term through the sharing economy or sub-let. ¹
• A property bought through a company may not be used as a business seat or branch. ¹
• A breach revokes the permit and carries a EUR 50,000 (≈ $55,900) fine. ¹
• Selling the property during validity ends the permit. ¹
• The first renewal requires completed full restoration or reconstruction of the listed building. ¹
• A transfer before full restoration revokes the permit and carries a EUR 150,000 (≈ $168,000) fine. ⁵

Stay

• Permit valid 5 years and renewable for equal periods while the property is held.
• Initial permitted stay: 60 months.
• Renewable, subject to the conditions in force at renewal.

Nationality

Third-country nationals (citizens of non-EU states). Not open to: Austria, Belgium, Bulgaria, Switzerland, Cyprus, Czechia, Germany, Denmark, Estonia, Spain, Finland, France, Greece, Croatia, Hungary, Ireland, Iceland, Italy, Liechtenstein, Lithuania, Luxembourg, Latvia, Malta, Netherlands, Norway, Poland, Portugal, Romania, Sweden, Slovenia, Slovakia.

Work

The investor permit gives no right of access to any form of employment.

Family

Spouse or partner under a cohabitation pact, unmarried common children under 21, the investor's or spouse's custody children under 21, the spouses' direct ascendants and adult children without legal capacity who live with and are supported by the investor can obtain family permits that expire with the investor permit; children turning 21 get an independent 3-year permit. Your spouse or partner may work in Greece without a separate permit.

Checked 2026-10-12

Official sources

1. Law 5100/2024, art. 64, replacing art. 100 of the Migration Code (Government Gazette A 49/05.04.2024) · Ethniko Typografeio (Government Gazette) · checked 2026-10-11 · published 2024-04-05
2. New golden visa options for non-urban property at EUR 250,000 (art. 64 Law 5100/2024) · Ministry of Social Cohesion and Family - Housing Policy Portal · checked 2026-10-10
3. Golden visa programme (investment in a listed real property) · National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-10
4. Law 5038/2023, Migration Code (Government Gazette A 81/01.04.2023) · Ethniko Typografeio (Government Gazette) · checked 2026-10-11 · published 2023-04-01
5. Migration Code, art. 100 (real-estate investment permit, type B.5), consolidated text · Taxheaven legal text repository (consolidated Migration Code, Law 5038/2023) · checked 2026-10-11
6. Migration Code, art. 95 (duration of investor permits and family members), consolidated text · Taxheaven legal text repository (consolidated Migration Code, Law 5038/2023) · checked 2026-10-11 · published 2026-02-06
7. Migration Code, art. 89 (rights and obligations of family members: access to dependent employment), consolidated text · Taxheaven (Law 5038/2023 consolidated text) · checked 2026-10-12
8. Law 5275/2026, Government Gazette A 17 of 6 February 2026 (amendments to the Migration Code) · National Printing House (Ethniko Typografeio) · checked 2026-10-12
9. Migration Code, art. 144 (long-term resident status: conditions), consolidated text · TaxHeaven (consolidated Law 5038/2023) · checked 2026-10-11
10. Migration Code, art. 143 (long-term resident status: scope), consolidated text · TaxHeaven (consolidated Law 5038/2023) · checked 2026-10-11
11. Naturalisation of non-ethnic-Greek aliens (Politografisi Allogenon Allodapon) · Ministry of Interior, National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-11
12. Permanent golden visa (change of use) · National Registry of Administrative Public Services (mitos.gov.gr) · checked 2026-10-10