Greece Golden Visa Frequently Asked Questions

The Greece Golden Visa is an official investment program that grants residence rights in Greece to individuals and families who meet certain investment requirements.

It is suitable for investors who want to create a residence alternative in Europe, plan a secure future for their family, educate their children abroad, or make a real estate investment.

Real estate investment is the most well-known route. Other investment types may also exist; however, the most common model among investors is applying through real estate.

No. In addition to residence rights, family inclusion, Schengen travel, educational advantages for children, rental income in euros, and a possible long-term path to citizenship may also be evaluated.

No. After obtaining the Golden Visa, there is no requirement to live in Greece.

The Greece Golden Visa is generally issued for 5 years and can be renewed as long as the investment requirement continues to be met.

Yes. As long as your real estate investment continues and the required conditions are met, the Golden Visa can be renewed for 5-year periods.

The Golden Visa does not grant citizenship directly. However, individuals who physically live in Greece for a long period and meet the required conditions may apply for citizenship.

No. The Golden Visa is a residence right. European citizenship or Greek citizenship is not granted directly.

It should be considered as both. The Golden Visa is a process that combines real estate investment with residence rights.

No. The Greece Golden Visa provides residence rights but does not provide a work permit. Those who wish to work in Greece must evaluate a separate work permit process.

The Greece Golden Visa is an official residence permit granted under Greek immigration legislation. Therefore, your individual residence right is not arbitrarily cancelled based on daily political developments between the two countries. However, extraordinary situations such as sanctions, security matters, public order issues, or legal changes should always be evaluated on a case-by-case basis.

The main applicant, spouse, children under the age of 21, the main applicant's parents, and the spouse's parents may be included within the family coverage.

Yes. The official spouse of the main applicant may be included within the Golden Visa family coverage.

Yes. Children under the age of 21 may be included within the Golden Visa family coverage.

Yes. The parents of the main applicant may be included within the Golden Visa family coverage.

Yes. The parents of the official spouse may also be included within the family coverage.

No. The Greece Golden Visa does not cover siblings. The program evaluates family coverage through vertical family ties such as the main applicant, spouse, children, and parents, not through horizontal relatives.

No. Horizontal relatives such as siblings, cousins, uncles, aunts, and similar family members are not included within the Golden Visa family coverage.

Not directly under spouse status. A separate legal process such as a partnership agreement in Greece may be required.

Not directly. For spouse status, marriage or a legally valid partnership structure in Greece is required.

Yes, but the process requires time, cost, and legal attention. Therefore, it should be handled with a lawyer on a case-by-case basis.

Yes, it may be possible. With the legal interpretation introduced in 2020, this possibility was provided for third-country nationals under the Golden Visa program. However, age, title deed registration, and legal processes must be carefully evaluated when purchasing in a child's name.

It may provide advantages such as Schengen travel, access to schools in Greece, and a more advantageous status when applying to educational institutions in Europe.

Yes. You can buy a jointly owned property with your sibling; however, each person's share must meet the minimum investment requirement.

Yes. You can buy a jointly owned property with a friend; however, the required minimum investment amount must be met separately for each applicant.

The investment amount varies depending on the region and the type of property. Under the current system, 800,000 EUR, 400,000 EUR, and, in certain exceptional cases, 250,000 EUR levels are evaluated.

Yes. The 250,000 EUR investment model may be evaluated for eligible properties converted from commercial use to residential use.

No. The property status, conversion document, and legal eligibility must be checked separately.

In areas with a population over 3,100, the 800,000 EUR investment requirement applies to residential properties that meet the minimum 120 m² condition.

In areas with a population under 3,100, the 400,000 EUR investment model is evaluated for residential properties that meet the minimum 120 m² condition.

It refers to a property that previously had commercial status and has been officially converted into residential status.

Under the exceptional 250,000 EUR model, properties converted from commercial use to residential use may be evaluated without population or square meter requirements.

Residential-to-residential sales can only be evaluated under the 400,000 EUR and 800,000 EUR investment thresholds. The 250,000 EUR exception applies to eligible properties converted from commercial use to residential use.

Documents related to the property's change of use should be requested, and a legal document review should be carried out with a Greek lawyer.

Corporate development companies may be advantageous in terms of process management and reliability. Individual sellers may sometimes offer more affordable prices, but detailed checks are required.

Yes. Even if your goal is not the Golden Visa, you can buy real estate in Greece for investment purposes. However, there may be restrictions for foreign buyers in certain areas.

The application can be made once the full purchase price has been paid and the notarial contract has been signed. The project does not have to be fully completed.

Due to strong demand, many projects can sell out while still under construction. This makes it more difficult to find completed apartments eligible for the Golden Visa.

Because not every apartment is eligible for the Golden Visa. Eligibility, property status, conversion, renovation, document process, and development company costs all affect the price.

Because most of the cheaper apartments seen online are not eligible for the Golden Visa. In addition, an old apartment should not be evaluated in the same category as a renovated property that has been converted from commercial to residential use and has completed the required document process.

Yes. Property purchase costs and Golden Visa application costs are separate expense items.

Title deed costs are approximately 6.37% on average. Golden Visa application costs vary depending on the number of family members included in the file. In most cases, total additional costs can be calculated at approximately 9% to 10%.

It includes items such as property transfer tax, lawyer fee, notary fee, and title registration fee.

For a 250,000 EUR apartment, title deed and purchase costs alone may be approximately 15,925 EUR. Golden Visa application expenses vary separately depending on the number of family members.

The main application cost items are lawyer fees, government fees, and health insurance.

Yes. As a spouse, children, or parents are added to the application, the total application cost changes.

Yes. Health insurance cost varies according to the person's age and the insurance coverage.

For a nuclear family, the total additional cost, including property purchase costs and Golden Visa application expenses, can generally be calculated at around 9% to 10%. This rate may vary depending on the number of people and the structure of the file.

Amounts paid to the government generally must be paid from the investor's account or from funds sent by the investor to the lawyer. Other items may be discussed separately.

Yes. During a Golden Visa renewal application, there may be government fees, lawyer fees, and card issuance fees.

After deciding to buy the apartment, usually a 10% deposit is paid under a preliminary agreement. Once the documents are completed and the notarial contract date arrives, the remaining 90% payment is made.

No. In order to apply for the Golden Visa, the full investment amount must have been paid. If payment has been made in installments, the Golden Visa application cannot be submitted before the entire payment is completed.

Yes. In order to apply for the Golden Visa, the full investment amount must have been paid.

Property tax varies depending on factors such as square meters, frontage, location, floor, building age, and intended use.

As of 2026, rental income tax in Greece is calculated according to annual income brackets. A rate of 15% applies up to 12,000 EUR, 25% between 12,001 and 24,000 EUR, 35% between 24,001 and 36,000 EUR, and 45% above 36,000 EUR.

An annual tax return must be filed in Greece. For most investors, it is safer to manage this process with an accountant.

The notarial contract is signed, the lawyer submits the application, the application certificate is issued, a biometric appointment is scheduled, and the residence card delivery process is followed up.

The property purchase process can be carried out remotely by power of attorney. However, you must come to Greece in person for biometric data submission.

Yes. The purchase process can be carried out by granting power of attorney to a lawyer in Greece or to someone you trust.

It is the temporary application certificate issued after the Golden Visa application is submitted. It shows that the process is ongoing before the residence card is issued.

You can enter and exit Greece with the application certificate.

Even if it appears officially possible, it may be risky in practice. Since the document is in Greek, the border officer's discretion may become important.

Yes. If you know a Greek immigration lawyer who works well, you can carry out the process with them.

The average timeframe varies depending on the file, the region where the application is submitted, and the workload. In general, your card may be issued within 3 months to 1 year.

After the application, a notification is received once the authorities review the documents. Following the notification, the lawyer consults with you and schedules a suitable appointment date. The investor goes to Greece for fingerprinting and biometric photo submission.

The advisor, lawyer, development company, property management company, and government officials are the main parties involved in the process.

Since many people in the market are trying to sell Golden Visa products, it is critically important to work with an advisor who is knowledgeable, locally experienced, and capable of providing the right guidance.

The lawyer's experience in immigration matters directly affects the speed and security of the process.

Yes. Long-term rental and, under suitable conditions, mid-term rental can be considered.

With the law introduced in September 2024, short-term rental restrictions were imposed on apartments purchased for Golden Visa purposes. If the apartment was purchased before September 2024, Airbnb may be possible; for Golden Visa apartments purchased after that date, short-term rental is not allowed.

If you sell the apartment, your current card may not be taken away immediately; however, if the title deed is no longer in your name at the renewal period, the Golden Visa cannot be renewed.

This depends on when you bought the apartment and the rules in force at the time of the sale and new purchase. It should not be assumed that the old right will automatically continue.

ROI is the annual return rate of the investment. It is calculated by dividing your net annual income by your total investment cost.

Because it is necessary to look not only at the apartment price, but also at rental income and the real return of the investment based on total cost.

It varies depending on the area and the product. In Athens, around 4% ROI may be considered strong for well-located properties.

Not always. If the guaranteed rent is lower than the expected rental income, good property management may be more reasonable than a rental guarantee.

Yes. If the guaranteed rent is lower than the market rent, your total annual return may decrease.

If you do not live in Greece, it is important to get property management support for tenant finding, maintenance, repair, and inspection processes.

Because sometimes even one street can change the quality of the investment. Transportation, points of attraction, universities, and the development potential of the area are important.

The area's development potential, transportation connections, points of attraction, proximity to universities, and infrastructure should be evaluated together.

No. Even in an area that appears central, the quality of the investment can change within a few streets. This is why local field knowledge is important.

There is no single correct answer. Investment goal, rental expectations, budget, liquidity, and regional potential should be evaluated together.

The company's completed or ongoing projects, office, and whether it has investors who have successfully completed the Golden Visa process before should be checked.

Yes. Seeing projects that the company has started, completed, or brought close to completion is important for trust.

Yes. Companies with a fixed address, staff, and a corporate structure may be more reassuring.

Not on its own. Company background, document checks, location, property status, and delivery process should all be evaluated together.

The lawyer must check whether there are any encumbrances on the property, whether the square meters match the title deed, and whether the property is ready for sale.

It is the process of reviewing the property to be purchased from legal, technical, and title deed perspectives.

Yes. Before purchase, encumbrances and the title deed status of the property should be checked through a lawyer.

PA refers to a private agreement / preliminary agreement process. It usually comes up during the deposit and preliminary reservation stage.

SPA means sales and purchase agreement. It is the official contract stage of the property purchase during the notarial process.

SPA-IN refers to the development company's purchase registration, while SPA-OUT means that the property is ready to be sold to you. If SPA-OUT is not ready, the sale may be delayed.

Because it may not be enough for the property to appear under the development company. The necessary documents must be ready for the sale to be transferred to you.

It would not be correct to say it is risky on its own. A reliable development company may work with a good legal team; however, document and eligibility checks must be carried out carefully throughout the process.

The Golden Visa does not provide a work permit. A separate work permit process is required in order to work.

Company establishment requires a separate legal and tax evaluation. Alternatives such as sole proprietorship, partnership, or an existing company structure should be reviewed on a case-by-case basis.

Generally, after a few years of tax filing, your credit history begins to form. It is not realistic to expect a high-limit loan immediately.

Generally, after tax filings and banking history are established, credit card options may be evaluated.

Yes, you can. However, bringing the vehicle to Turkey should be evaluated separately according to rules such as the person's duration of stay abroad.

Yes. One of the most important advantages of the Golden Visa is that it provides visa-free travel within the Schengen Area.

If the title deed is still in your name and the investment requirement continues, the Golden Visa can be renewed for another 5 years.

In the event of divorce, the card may not be cancelled immediately; however, whether you are the main applicant and the situation regarding children/custody become important during renewal.

It depends on the situation. If there are details such as children, custody, or maintenance obligations, the matter should be evaluated separately with a lawyer.

Cashback is a risky structure presented as the return of part of the investment amount to the investor.

No. Cashback may create legal and long-term risks. Therefore, such structures should not be used.

This situation is evaluated according to the transitional provisions in force and your application date. In such a scenario, action should be taken on a case-by-case basis with a lawyer.

Although it may vary depending on the law enacted, if you have completed the purchase of your apartment and submitted your Golden Visa application, the new law will largely not affect you.

Yes. As İkinci Adres Consultancy, we provide support in the rental process of the property you purchased in Greece. The process is evaluated together according to the property's location, condition, and target rental model.

Yes. We provide support for rental, tenant communication, maintenance, repair follow-up, and operational property management processes for your real estate in Greece.

Property management covers processes such as post-delivery inspection, rental preparation, listing, tenant communication, and maintenance and repair follow-up. The scope of service is clarified according to the condition of the property and the investor's needs.

Yes. The apartment you purchase in Greece can be evaluated for long-term rental and, under suitable conditions, mid-term rental.

With the law introduced in September 2024, short-term rental restrictions were imposed on apartments purchased for Golden Visa purposes. If the apartment was purchased before September 2024, Airbnb may be possible; for Golden Visa apartments purchased after that date, short-term rental is not allowed.

Upon request, we provide support in the tenant-finding process. The suitable tenant profile is evaluated according to the property's location, rental expectations, and rental model.

Within the scope of the property management service, tenant communication and basic operational follow-up processes may be managed by İkinci Adres Consultancy.

Yes. Depending on the scope of service, rent payment follow-up can be provided. Payment order, delays, and basic information processes are shared transparently with the investor.

Yes. Repair and maintenance notifications from the tenant are followed up, and the process is coordinated with a suitable service provider or craftsman when necessary.

Yes. In urgent situations that may occur in the property, necessary guidance and coordination can be provided depending on the scope of service.

When the apartment is vacant, the re-rental process is evaluated. The area, rental expectation, and condition of the property are analyzed, and a new tenant process is initiated.

Yes. If you earn rental income from your property in Greece, rental income tax arises. The tax rate varies according to annual rental income and should be followed with an accountant.

As of 2026, rental income tax in Greece is calculated according to annual income brackets. A rate of 15% applies up to 12,000 EUR, 25% between 12,001 and 24,000 EUR, 35% between 24,001 and 36,000 EUR, and 45% above 36,000 EUR.

Yes. People who own property in Greece pay annual property tax.

There is no single fixed amount. Property tax is calculated according to the location, square meters, floor, building age, and usage characteristics of the property.

Accounting service may be evaluated as a separate package or additional service. Accountant support is required for rental income declaration, annual tax filing, and property tax follow-up.

Yes, generally you do. It is important for property owners earning rental income in Greece to correctly follow their annual declaration processes.

For investors who do not live in Greece, this is why property management service is important. Processes such as tenant communication, maintenance, repairs, and rent follow-up can be monitored with local support.

No. You can contact us for all your properties located in Athens and the surrounding area. The rental and property management process is evaluated together according to the location, condition, and needs of the property.

Our primary service area is Athens and the surrounding area. For properties in other regions, a separate evaluation can be made according to location and needs.

The property management fee varies according to the requested service scope. You can contact us to learn more about our packages.

You can reach us through the contact form on our website or via our WhatsApp line. According to your property's location and needs, the most suitable management process for you will be evaluated.