Greece Golden Visa: Property and Qualifying Tourism Routes
Explore Greece's property-investor residence permission through qualifying property or tourism arrangements. Thresholds and conditions depend on location and the legal route. Five-year renewable residence is distinct from employment permission, tax residence and citizenship.
Quick decision
Is this route worth exploring?
At a glance
A quick view of the main practical features of this residence route.
This route does not authorize work; see the work restrictions for route-specific detail.
Family timing and dependant rules may vary by applicant.
See the stay requirement notes for route-specific detail.
Additional conditions can apply, including language or residence requirements.
Nationality and transitional rules may affect the applicable timeline.
Financial reference
Income & household benchmarks
Investment onlyFor the B.5 principal applicant, current official documentation lists a €2,000 residence fee and a separate €16 electronic-card printing charge, totalling €2,016 for those two items. Ministry renewal documentation lists the same two charges for renewal. Do not multiply the principal charge by the number of family members: age- and action-specific fees need their own check. Investment or contractual rent, works, legal/notarial/registration costs, insurance and documentation are separate. Inheritance/gift uses a distinct valuation and tax treatment. Prices and eligible capital are not guaranteed returns.
Not sure whether this route fits your plans?
Use FYPAS to organize your circumstances and compare the routes that may deserve a closer look before you go deeper.
From residence to permanent status and citizenship
These are separate legal pathways with their own conditions. The timelines below reflect the current structured data for this route.
Conditional
B.5 is legally named permanent investor residence but uses renewable cards and remains tied to its conditions. This must not be confused with unrestricted residence independent of investment or with EU long-term-resident status. No universal years-to-independent-permanent-residence value is asserted here.
Conditional · From 7 years
Ordinary naturalisation involves seven years of legal and permanent residence and additional statutory knowledge, economic/social integration and other conditions. Holding a Golden Visa while living elsewhere does not by itself satisfy these requirements. Citizenship is not automatic and the seven-year reference is not a guaranteed processing or approval date.
Investment routes
Qualifying investment options
Review the structured qualifying routes and route-specific conditions recorded for this program.
Real Estate
Standard property purchase in higher-threshold areas
- Minimum amount
- €800,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Invest at least €800,000 in the relevant property in Attica, the Thessaloniki regional unit, Mykonos or Thira regional units, or an island with over 3,100 inhabitants under the latest census. Standard purchases use one property. Built property or property with a building permit requires at least 120 m² of main-use space. Unbuilt land and land-plus-construction have distinct documentary rules; do not count ancillary space as main-use area.
Exit conditions
Maintain the qualifying ownership while it remains the basis of this residence permission. A five-year card does not create an unconditional right to sell and keep residence. Sale value, timing and recovery of capital are not guaranteed.
Real Estate
Standard property purchase in other areas
- Minimum amount
- €400,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Invest at least €400,000 outside the higher-threshold areas. Standard purchases use one property; built property or property with a building permit requires at least 120 m² of main-use space. Unbuilt land and land-plus-construction require the prescribed evidence. Price alone is not proof of eligibility.
Exit conditions
Maintain the qualifying ownership while it remains the basis of this residence permission. A five-year card does not create an unconditional right to sell and keep residence. Sale value, timing and recovery of capital are not guaranteed.
Real Estate
Qualifying conversion to residential use
- Minimum amount
- €250,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Acquire one qualifying property for at least €250,000. The 120 m² standard minimum does not apply. The change to residential use must be completed before the residence application and satisfy the post-5-April-2024 framework. An industrial case also requires the prescribed evidence of inactivity for the preceding five years. The buyer or seller may complete the conversion.
Exit conditions
Maintain the qualifying ownership while it remains the basis of this residence permission. A five-year card does not create an unconditional right to sell and keep residence. Sale value, timing and recovery of capital are not guaranteed. The €250,000 conversion exception is not indefinitely reusable on later residential resales. Business-seat/branch and property-use restrictions apply.
Real Estate
Listed property for restoration or reconstruction
- Minimum amount
- €250,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Acquire one qualifying listed property for at least €250,000 and satisfy the restoration or reconstruction conditions. The standard 120 m² minimum does not apply. Completion is required before the first renewal. Purchase value is not a statement of the total works budget.
Exit conditions
Maintain the qualifying ownership while it remains the basis of this residence permission. A five-year card does not create an unconditional right to sell and keep residence. Sale value, timing and recovery of capital are not guaranteed. Restoration, transfer and first-renewal restrictions require careful legal and engineering review.
Other
Qualified tourism lease or timeshare in higher-threshold areas
- Minimum amount
- €800,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Enter the legally qualifying tourism-accommodation lease or timeshare, for at least five years under current documentary rules. Total contractual rent must meet the €800,000 threshold in the higher-threshold areas and satisfy full-payment and certification requirements. This is not an ordinary residential rental.
Exit conditions
Maintain the qualifying contract and renewal conditions. Lease payments purchase use rights rather than an automatically recoverable property capital asset; any refund or transfer right depends on the lawful contract.
Other
Qualified tourism lease or timeshare in other areas
- Minimum amount
- €400,000
- Capital recoverable
- Conditional
- Non-refundable
- No
Eligibility conditions
Enter the legally qualifying tourism-accommodation lease or timeshare outside the higher-threshold areas, for at least five years under current documentary rules. Total contractual rent must meet €400,000 and the prescribed payment, registration and tourism-certification requirements. The €250,000 conversion rule is not a lease route.
Exit conditions
Maintain the qualifying contract and renewal conditions. Do not assume lease payments are refundable or that the contract can be terminated while residence is retained.
General investment restrictions
Check title, value, geography, main-use area where applicable, payment and documentary compliance. New-regime short-term rental/subletting restrictions and the additional conversion business-seat/branch prohibition must be respected. Transitional holders need a cohort-specific review. Disposition of the qualifying basis can affect residence. No marketed property, fund or return is endorsed by FYPAS.
Investment program notes
The B.5 framework also covers prescribed unbuilt-land and land-plus-construction situations, qualifying wholly-owned Greek/EU company structures, joint ownership and inherited/parentally gifted property. These are not interchangeable with ordinary purchases. The displayed rows separate the most useful decision cases; repeated geographic amounts are variants, not different permits. Other financial and startup investor permissions are distinct programmes. Minimum capital, ongoing maintenance, card duration and total budget must be considered separately.
Why consider it
Key benefits
Best for
Understand each qualifying route
Compare ordinary purchase, conversion, restoration and qualified tourism arrangements before committing.
Benefit
A renewable Greek residence basis
B.5 has a five-year renewable card, subject to continued compliance.
Benefit
Flexible absence treatment
Absence alone does not prevent renewal; required procedural attendance remains.
Benefit
Family framework
The law provides defined family categories, including multigenerational circumstances.
Benefit
Clear distinction between capital and fees
Budget separately for the asset or contract, immigration charges and transaction expenses.
Before you decide
Conditions & watch-outs
Limitation
Not every property qualifies
Location, use, area, timing, ownership and supporting evidence matter.
Limitation
No universal €250,000 entry price
The €250,000 purchase exceptions have substantive legal conditions.
Limitation
Different works deadlines
Conversion precedes initial application; listed restoration precedes first renewal.
Limitation
Use restrictions
New-regime short-term rental, subletting and conversion business-use restrictions apply with cohort-specific treatment.
Limitation
No general employment authorisation
Do not use the investment permission as a substitute for a work route.
Limitation
Exit can affect residence
Sale or termination of the qualifying basis can affect the permit.
Limitation
No guaranteed citizenship
Naturalisation is a separate actual-residence and statutory-conditions process.
Limitation
Policy changes can affect the budget
Recheck the announced September 2026 housing-transfer tax change before any final tax calculation.
Could another European route fit you better?
Use FYPAS to compare practical requirements, financial thresholds, family rules and long-term pathways before you commit.
Application journey
How the process works
Confirm the exact legal pathway before committing funds. Investment/title evidence, immigration submission, biometrics and card issuance are distinct steps; a marketing timeline should not replace the official procedure.
Choose the precise legal basis
Establish B.5 rather than a financial or startup permission; identify geography, standard or special property category and legacy status.
Route inventory and current source verification.
Perform independent transaction checks
Check title, actual main-use area, use permissions, valuation, payment structure and project scope before committing.
Title, cadastral, technical and valuation evidence as applicable.
Prepare identification and documents
Prepare passport, lawful-entry or permitted proxy-filing basis, insurance, tax identification and family civil documents.
Confirm translations, authentication and category-specific checklist.
Complete the qualifying transaction and route milestone
Document the acquisition or qualifying contract and payments; a conversion must be completed before the application.
Listed restoration follows a different first-renewal deadline.
Submit the residence application
Use the competent authority digital process with the required supporting documents.
Record filing acknowledgement and subsequent requests separately.
Provide biometric data and requested corrections
Attend the required biometric process and complete any lawful missing-document requests.
Filing through proxy does not remove biometric requirements.
Receive decision and card
Check the granted category, card dates and associated family decisions.
Do not promise a guaranteed elapsed time.
Maintain conditions and prepare renewal
Maintain the legal basis, insurance and route-specific use/works/registration requirements; obtain advice before exit.
Recheck regulations and fees before renewal.
Preparation
Required documents
Core and conditional documents commonly relevant to this route. Exact requests can vary by applicant and jurisdiction.
Passport or recognised travel document
RequiredApplies to: Main applicant
Valid identity and travel-document requirements.
Entry or residence basis
ConditionalApplies to: Main applicant
Lawful entry/status evidence as applicable; prescribed proxy filing can take place before entry.
Power of attorney
ConditionalApplies to: Main applicant
For representation; use the required consular/notarial execution and authentication.
Private health insurance
RequiredApplies to: Main applicant
Coverage meeting the applicable residence requirements.
Recent photograph and digital photograph
RequiredApplies to: Main applicant
Follow the current category-specific MITOS specifications, rather than an outdated generic photo count.
Qualifying purchase or transfer deed
ConditionalApplies to: Main applicant
For acquisition, inheritance or parental gift as applicable.
Notarial investment/payment certificate
ConditionalApplies to: Main applicant
Certifies route-relevant details, value, parties and lawful payment.
Land-registry/cadastral evidence
ConditionalApplies to: Main applicant
Prescribed initial alternatives for pending registration exist; renewal requires completed evidence.
Engineer conversion report
ConditionalApplies to: Main applicant
For conversion, documents the lawful change of main-space use and timing.
Industrial inactivity evidence
ConditionalApplies to: Main applicant
For the relevant industrial conversion case, covering the preceding five years.
Listed-property and restoration evidence
ConditionalApplies to: Main applicant
For the listed route; completion evidence is essential before first renewal.
Building permit / construction contract / expenditure evidence
ConditionalApplies to: Main applicant
For land-plus-construction and relevant constructed/permitted cases.
Corporate ownership documents
ConditionalApplies to: Main applicant
Prove full ownership of the qualifying Greek/EU property-holding company.
Tourism lease / timeshare and EOT evidence
ConditionalApplies to: Main applicant
For the qualified tourism route, with prescribed duration, payment and registration evidence.
E9 property declaration
ConditionalApplies to: Main applicant
For the applicable property-ownership categories.
Government fee payment evidence
RequiredApplies to: Main applicant
Main B.5 residence fee plus card printing; check codes and family-specific charges.
Spouse / registered-partner relationship documents
ConditionalApplies to: Spouse / partner
For a requested spouse or recognised registered-partner permission under the applicable legal category.
Child relationship and custody documents
ConditionalApplies to: Child
For a requested child permission, including custody-related proof where applicable.
Direct-ascendant relationship documents
ConditionalApplies to: Dependent parent
For a requested direct-ascendant permission; confirm the applicable documentary requirements.
Adult-child legal-incapacity evidence
ConditionalApplies to: Child
For the statutory incapacity/cohabitation/maintenance case, with prescribed proof.
Translation / apostille / legalisation
ConditionalApplies to: All applicants
Depends on the issuing state, document and acceptable certification route.
Common questions
Frequently asked questions
Is €250,000 the normal price of a Greek Golden Visa property?
No. €250,000 applies to qualifying conversion or listed-restoration purchases. Standard property thresholds are €800,000 or €400,000 depending on location.
Can two €200,000 apartments be combined for the standard €400,000 route?
The standard new-regime purchase requires one property. A combined budget across unrelated apartments does not by itself satisfy that rule.
Does every route require 120 m²?
No. The standard built/permitted-property rule concerns main-use areas. The conversion and listed-restoration exceptions do not carry that standard minimum, and unbuilt-land cases have separate requirements.
When must a conversion be completed?
Before the residence application, under the applicable post-5-April-2024 framework and supporting engineering evidence.
When must listed restoration be completed?
Before the first renewal under the listed-property route. Check the full works and transfer conditions before acquiring the property.
Can I qualify through an ordinary home rental?
No. The alternative contract pathway concerns legally qualified tourism accommodation/timeshare arrangements, not an ordinary residential tenancy.
Can inherited property qualify?
The law provides a specific adult inheritance/parental-gift case, subject to full ownership, possession, the legal valuation threshold and prescribed evidence. This is not a universal free route.
Do I need to stay in Greece continuously to renew B.5?
Absence alone is not a reason to refuse renewal. Continue meeting investment and other conditions, and attend required procedures. Citizenship and tax residence are separate.
Can I work with this permit?
B.5 does not grant general employment access. Obtain specific advice for any proposed professional or remote-work activity.
Does a five-year card mean I can sell after five years?
Not automatically. Residence remains subject to its legal basis and renewal requirements. Disposal or termination must be assessed before it happens.
Who can join the investor?
The family framework includes specified spouses/registered partners, eligible unmarried children, direct ascendants and the specific adult-child incapacity case. Each category requires its prescribed proof.
Does keeping the card qualify me for citizenship after seven years?
No. Ordinary naturalisation requires actual legal and permanent residence and additional statutory conditions. Passive card holding abroad is not sufficient.
What are the principal government charges?
Current B.5 documentation lists €2,000 plus €16 card printing for the principal application, with corresponding renewal charges. Family costs and other transaction expenses require separate budgeting.
Are Greek funds or startups included in this property record?
No. Article 99 financial investment and Article 100A startup investment are distinct residence categories with their own conditions and, for startups, different permit duration.
Is the announced 15% housing transfer tax already included as the current rate?
No. The September 2026 government proposal requires verification of its enacted scope and commencement before it can replace a current-law tax calculation.
Ready to explore your options?
Start with the routes that match your goals, then connect with a specialist when you are ready for case-specific execution.
Trust & verification
Official sources
Verification status: Verified
Ministry Circular 1/2026, 72019, 21 April 2026
27-page official circular; geographic, area, conversion, restoration, ownership and transitional clarifications
View official sourceLaw 5275/2026, Gazette A 17 of 6 February 2026
Article 29 amends Article 95; printed Gazette date is 2026, notwithstanding misleading 2025 filename
View official sourceMITOS: Permanent golden visa (change of use), initial issuance
updated 4 August 2026; requirements, fees, documents, process
View official sourceMITOS: Golden visa programme, investment in a listed real property
requirements, validity and fees
View official sourceMITOS: Golden visa (timeshare), initial issuance
qualified tourism lease/timeshare; five-year contract minimum; regional thresholds
View official sourceMITOS: Naturalisation of foreign nationals
updated 2 September 2026; legal/permanent residence and accepted permit categories
View official sourceAADE: real estate transfer tax
taxable value; 3% principal tax; 3% municipal levy on principal tax
View official sourceAADE: property declaration E9 and ENFIA
property declaration and ongoing property-tax responsibilities
View official sourceMinistry of Migration: Golden Visa documentation and renewals
renewal fee €2,000 plus €16; older general checklists must not override updated category-specific MITOS/JMD
View official source