European residency & Schengen access — through Greek real estate.

€800,000 in Attica, Thessaloniki, Mykonos, Santorini and on islands with more than 3,100 residents; €400,000 elsewhere in Greece. Either way the investment must be one property, with at least 120 m² of main living space if built — parking and storage do not count. The €250,000 figure is not a general minimum: it applies only to converting a commercial, office or industrial building to residential use (completed before you apply) or to restoring a listed building (finished before the first renewal).

No. Lesvos, where our Greek team is based, has far more than 3,100 residents, so it falls in the €800,000 zone. It is also a designated border region: buyers from outside the EU/EFTA need prior approval from a committee of the regional Decentralised Administration before the purchase, which can add time. We plan this step with our partner lawyers.

No. There is no minimum-stay requirement: time spent outside Greece does not prevent renewal, and the permit renews every five years while you keep the property. Note that it does not give the right to work in Greece.

No. A property used for the Golden Visa cannot be let short-term — under 60 days, through a platform or not — or sublet; a breach leads to revocation of the permit and a €50,000 fine, and you confirm compliance at each renewal. Long-term letting is allowed, and we can manage it for you.

Your spouse or registered partner, your unmarried children under 21, and the parents of both you and your spouse — each with a permit linked to yours.

Not by itself. The Golden Visa is a residence permit; citizenship is a separate naturalisation application. It requires seven years of lawful, continuous residence in Greece, proof that Greece is your centre of life (including Greek tax residence) and a written exam in Greek language and civics. The permit can count toward the seven years, but these conditions are difficult to meet while living abroad — ask us to review your situation.

Most can. New investor applications from Russian and Belarusian citizens remain suspended, as the Greek Ministry of Migration confirmed in April 2026. If you hold two nationalities, you choose one at the start and use it throughout.