Residency & Golden Visas / Greece / Route
Greece · Residency route
Secure Greek residency through a qualifying real estate purchase: €800,000 in the high-demand zone, €400,000 elsewhere in Greece.
Last updated: 2026-10-01
Programme overviewنظرة عامة
Advising UAE residents on European residency from our Dubai office.
Golden visa property thresholds under Law 5100/2024
Law 5100/2024 replaced a single national figure with three:
| Where / what | Minimum |
|---|---|
| Attica, Thessaloniki regional unit, Mykonos, Thira, islands over 3,100 population | €800,000 |
| Rest of Greece | €400,000 |
| Change of use from commercial to residential, or restoration of a listed building | €250,000 |
Two conditions decide many real cases: the property must have a minimum of 120 square metres of main spaces, and the single-property rule applies — you must reach the threshold with one property, not by assembling several. Short-term letting of the qualifying property is banned.
€250,000 applies only to the two narrow cases in the last row; it is not a general discount.
The permit runs five years and is renewable. The permit fee is €2,016, and the statutory processing time is 50 days. From 1 September 2024 the full purchase price must be paid before the application is filed. The permit imposes no minimum stay, but naturalisation requires seven continuous years of actual lawful residence in Greece.
One thing to settle before you start
These are residency programmes, not citizenship. That distinction matters more for an Indian passport holder than for most, because India does not permit dual citizenship: under Section 9(1) of the Citizenship Act 1955, voluntarily acquiring another citizenship ends your Indian citizenship automatically.
Holding European residency does not affect your Indian citizenship at all. Only naturalising would. So the residence permit is the safe part; the decision point comes years later, if and when you choose to naturalise.
Talk to a European residency consultant in Dubai
XIPHIAS Immigration has guided families into Europe since 2009, and our Dubai team works with UAE residents. We were named Best Immigration Consultant by The Times of India in 2022. Our immigration consultants in Dubai will take you through the current rules, costs and timeline.
Sources
- Greek Ministry of Migration and Asylum — golden visa circular, 24 September 2024
- Law 5100/2024 — Greek National Printing House
Verified against government and EU sources on 30 September 2026.
What you getالمزايا
Obtain five-year renewable residency in Greece through real estate investment.
Enjoy visa-free travel across the Schengen Area (90 days in any 180-day period).
No formal minimum physical stay required to maintain residency.
Statutory processing time of 50 days from a complete application.
Naturalisation after 7 continuous years of actual lawful residence; the investor permit is a qualifying residence title.
Investment & costsالتكاليف
Qualifying investment
Single property — Attica, Thessaloniki regional unit, Mykonos, Thira, islands over 3,100 population
Upon purchase · Minimum 120 m² of main spaces; one property must meet the threshold.
Single property — rest of Greece
Upon purchase · Minimum 120 m² of main spaces; one property must meet the threshold.
Commercial property converted to residential
Upon purchase · Change of use completed after 5 April 2024 and before application; the 120 m² minimum does not apply.
Listed building for restoration
Upon purchase · A listed building, or part of one, to be restored or reconstructed.
Residence permit fee
Permit application · Government fee for the five-year permit.
Figures are indicative and exclusive of professional fees. Your advisor confirms an exact, written cost breakdown for your family size.
Eligibilityالأهلية
Requirements
Applicant must be a non-EU national.
Buy a single qualifying property at the threshold for its location, with at least 120 m² of main spaces (the 120 m² floor does not apply to commercial-to-residential conversions).
Pay the full purchase price before filing the application.
Transfer funds from abroad and provide proof of source of funds.
Complete required documentation and attend a scheduled biometric appointment in Greece.
Do not let the qualifying property on a short-term basis; selling it during the permit's validity revokes the permit.
Who cannot apply
Serious criminal convictions or pending criminal investigations.
Inability to provide verifiable source of funds or legitimate financial documentation.
False declarations or forged documents.
The processكيف نعمل
Property selection & reservation
Identify a qualifying property, sign reservation / SPA, and complete KYC pre-screen.
POA & AFM
Legalize Power of Attorney if applicable; request Greek tax number (AFM).
Funds transfer & closing
Transfer the full purchase price to Greece and complete notary and title registration before filing.
Compile application
Prepare application pack and supporting documents; pay the €2,016 permit fee and file with the competent Greek authority.
Biometrics
Attend biometric enrolment in Greece.
Residence permit issuance
Receive the 5-year residency permit; renew every 5 years while retaining the qualifying asset.
Long-term pathway
After 7 continuous years of actual lawful residence in Greece, consider naturalisation.
Risk notes
The €250,000 threshold is gone for ordinary purchases. Law 5100/2024 set €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Thira and islands over 3,100 population, and €400,000 everywhere else.
€250,000 survives only in two narrow cases: conversion of a commercial property to residential use, and restoration of a listed building. Both carry conditions and neither is a general discount.
The property must have a minimum of 120 square metres of main spaces.
The single-property rule applies: the minimum value must be met by one property, not an assembled portfolio.
Short-term letting of the qualifying property is banned.
Compliance
Thresholds under Law 5100/2024: €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Thira and islands with population over 3,100; €400,000 in the rest of Greece; €250,000 only for change of use from commercial to residential, or restoration of a listed building.
Article 64 of Law 5100/2024 entered into force on 5 April 2024. 31 August 2024 was the transitional deposit deadline, with completion required by 31 December 2024 — it is not the commencement date, and several sources report it as such.
Minimum 120 square metres of main spaces, and the minimum value must be met by a single property.
Naturalisation requires 7 years. The investor permanent residence permit is expressly a qualifying residence title, but 7 years of actual residence is required — holding the permit while living elsewhere does not count.
Greece is a Schengen member.
Questionsأسئلة شائعة
This route, answered.
€400,000 for a single property outside the high-demand zone, and €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Thira and islands over 3,100 population. €250,000 applies only to commercial-to-residential conversions and listed-building restorations.
Start the Greece route.
A senior advisor will confirm the exact costs, timeline and documents for your case — privately, and entirely off the record.