Obtaining Residence in Greece Through the Golden Visa: How Investors Can Secure Residency Through Real Estate

Obtaining Residence in Greece Through the Golden Visa: How Investors Can Secure Residency Through Real Estate

Greece remains one of the most attractive countries in Europe for obtaining a residence permit through investment. The Golden Visa program allows citizens of non-EU countries to obtain residence in Greece by purchasing eligible real estate or through other forms of investment.

For investors from Kazakhstan, CIS countries, and the Middle East, Greece is especially attractive thanks to its clear procedure, European status, mild climate, access to the Schengen Area, and the opportunity to invest in real estate with growth potential.

What Is the Golden Visa in Greece?

The Golden Visa is a residence permit for investors. Most often, it is obtained through the purchase of real estate in Greece. The investor buys a property, completes the required documentation, and receives a residence permit valid for 5 years, with the possibility of renewal.

The main advantage of the program is that the investor is not required to live permanently in Greece. The property can be used for personal residence, long-term rental, or as an investment asset.

Residence under the Golden Visa program can also extend to the investor’s family members: spouse, children, and parents. This makes the program convenient not only for an individual buyer, but for the whole family.

Minimum Investment Amount in 2026

Greece currently has several investment thresholds.

In popular areas, including Athens, Thessaloniki, Mykonos, Santorini, and major islands with a population of more than 3,100 people, the minimum investment amount in real estate is €800,000.

In other regions of Greece, the minimum threshold is €400,000.

Special options from €250,000 are also still available — for example, for properties converted from commercial to residential use, or for the restoration of historic buildings. Such projects require more careful legal and technical due diligence.

It is important to note that, under the new rules, residential property must meet the program’s requirements, including minimum area requirements and restrictions on short-term rental use.

Why Investors Choose Greece

Greece attracts investors not only because of the opportunity to obtain residence, but also because of its quality of life. It is a country with a mild climate, the sea, developed tourism infrastructure, a European legal framework, and stable demand for real estate.

For families, safety, education, healthcare, and the ability to travel freely within the Schengen Area are important. For investors, the key factors are property value growth, rental opportunities, and capital preservation in a European asset.

Areas with limited supply of new real estate are especially attractive: the Athens Riviera, Glyfada, Voula, Vouliagmeni, as well as promising areas of Crete — Chania, Apokoronas, Almyrida, Georgioupolis, and other locations close to the sea.

What Rights Does the Golden Visa Provide?

The Golden Visa gives the right to live in Greece and travel freely across the Schengen Area in accordance with current regulations.

The investor and their family receive a European residence permit, which can be renewed every 5 years as long as the investment is maintained. This is a convenient tool for those who want to have a backup residence option in Europe, relocate their family, educate their children, or diversify their capital through real estate.

It is important to understand that the Golden Visa is not automatic citizenship. Greek citizenship is possible only if separate conditions are met, including actual residence, knowledge of the language, and integration into the country.

Main Stages of the Golden Visa Process

The first stage is choosing a property. At this stage, it is important to check not only the price, but also whether the property meets the Golden Visa requirements, as well as its legal status, documents, permits, cadastral registration, property use classification, and investment potential.

The second stage is legal due diligence. A lawyer checks the property, the seller, the absence of encumbrances, the correctness of the documents, and the possibility of completing the transaction.

The third stage is the purchase of the property and notarization. The transaction is completed through a Greek notary, and ownership rights are registered in the land registry/cadastre.

The fourth stage is submitting the residence permit application. The document package usually includes a passport, photographs, health insurance, the purchase agreement, proof of payment, cadastre documents, and other forms required by the migration authorities.

The fifth stage is receiving the residence card. After submission, the investor receives confirmation, and later the plastic residence card.

What to Consider Before Buying

The main mistake many investors make is choosing a property based only on price. For the Golden Visa, it is important that the property meets the program requirements and does not create problems during the residence permit process.

It is also important to understand the purpose of the purchase in advance: personal living, rental income, resale in a few years, or capital preservation. This determines the choice of region, type of property, and budget.

For example, a villa in Crete may be attractive for family holidays and long-term value, while an apartment in Athens or on the Athens Riviera may be suitable for living, rental income, and liquidity. An investment building or a small apartment project may suit those who want not only to obtain residence, but also to create an income-generating asset.

Golden Visa and Real Estate Construction

For investors, not only ready-made properties are of interest, but also the construction of real estate tailored to the client’s goals. This approach makes it possible to create a project from scratch: a villa, a building with several apartments, or an investment property.

Construction can be especially profitable if the land plot is selected correctly, the project is prepared properly, the permit is obtained, and construction costs are controlled. In this case, the investor receives not just real estate for the Golden Visa, but an asset with added value.

AILIT Group helps clients go through the full process — from selecting a land plot and developing the project concept to construction, document preparation, and further property management in Greece.

Who Is the Golden Visa in Greece Suitable For?

The Golden Visa is suitable for those who want to obtain European residence through a real asset, rather than through a purely formal investment. It is a solution for entrepreneurs, families, investors, and people who want the opportunity to live in Europe, educate their children, travel, and preserve capital in real estate.

For clients from Kazakhstan and CIS countries, Greece is especially convenient: the logic of purchasing real estate is understandable, there is strong interest in seaside properties, the climate is attractive, and investors can choose both ready-made real estate and the construction of an individual project.

Conclusion

The Golden Visa in Greece is not just a residence document. It is an opportunity to combine real estate investment, European status, family security, and a long-term strategy.

The key is to choose the right property, check it legally, and understand the purpose of the purchase in advance. In 2026, the program rules have become stricter, which makes professional support especially important.

AILIT Group supports clients at every stage: selecting a land plot or property, analyzing investment potential, construction, transaction completion, and further property management in Greece.