ACCORDING TO The Law 5100/2024
Ultimate Guide Greece Golden Visa 2025
What you need to know
The Greek Golden Visa Program grants a five-year residency permit to non-EU citizens who invest in real estate in Greece. This visa allows access to the Schengen Area and the inclusion of family members. The program’s requirements are based on recent legislative updates, notably Law 5100/2024 and the Circular of the Ministry of Migration 9/25.9.2024.
The Law 5100/2024 introduced significant amendments to the Golden Visa program in Greece, increasing the minimum property investment thresholds and imposing new conditions. You can be informed about the Greek Golden Visa program by the Greek Ministry’s website too,
Application Process
Select Property
Choose real estate that meets the criteria.
Legal Representation
Appoint a lawyer in Greece.
Tax Registration
Obtain a Greek Tax Identification Number (AFM).
Open Bank Account
For property transactions.
Complete Investment
Finalize the purchase and payment.
Prepare Documents
Translate and notarize all paperwork in Greek.
Submit Application
At the local Alien and Immigration Department.
Biometric Data Submission
Provide fingerprints and photographs.
Receive Temporary Permit
Allows legal stay during processing.
Final Approval
Typically granted within 4-6 months.
New Minimum Investment Thresholds
• €800,000:
– Attica Region
– Thessaloniki Reg/nal Unit
– Mykonos and Santorini Regional Units
– Islands with populations over 3,100 inhabitants
• €400,000:
– Other regions of the country
– Islands with populations below 3,100 inhabitants
• €250,000:
– Properties converted into residential use
– Preserved buildings or parts of them
Restrictions on Property Use
• Prohibition on Short-term Rentals:
Properties acquired through the program cannot be rented out on platforms such as Airbnb.
• Prohibition on Subletting:
Subletting the acquired properties is not allowed.
• Restrictions on Business Use:
Properties converted into primary residences cannot be used as business headquarters or branches.
Transitional Provisions
• Until August 31, 2024:
Investors who have either fully paid for a property, made a 10% down payment, or signed a preliminary sales agreement can finalize their investment under the previous thresholds by December 31, 2024.
• Until April 30, 2025:
If the purchase is not finalized, investors can complete their investment in another property under the previous thresholds by this date.
Purpose of the Amendments
These changes aim to attract larger investments and regulate the real estate market, increasing the availability of properties for long-term rentals.s, ensuring a transparent and rewarding experience as they invest in Greece’s real estate market.
Our unique services
Our company, with comprehensive expertise in the field, covers the entire spectrum of services, from developing projects suitable for Golden Visa applications to providing legal support and preparing all necessary documents for the visa application process. We specialize in creating projects involving property use conversion, which qualify as an exception for obtaining a Golden Visa with an investment of €250,000. Here are the available properties of our company.
To qualify, applicants must fulfill the following requirements:
Be at least 18 years old.
Hold valid insurance for Greece.
Record: Provide a certificate from their country of origin or residence
The applicant should provide the following documents:
Valid and with copies of all pages.
Notarized purchase agreement & proof of payment via bank receipts.
From the country of origin or residence.
Proof of Residence in Greece
E.g., utility bills or lease agreements.
Additional info / Taxes
If the property is rented out, investors are subject to Greek taxation. The tax rates are as follows:
1. Annual Rental Income Tax Rates:
• 15%: For income up to €12,000.
• 35%: For income between €12,001 and €35,000.
• 45%: For income above €35,000.
2. Additional Taxes:
• Special Solidarity Contribution: Currently suspended but may apply in future.
3. Property Ownership Tax (ENFIA):
• All property owners pay an annual tax based on the property’s value, ranging from €2 to €13 per square meter, plus a supplementary tax for properties exceeding €250,000.
4. VAT on Rental Income:
• Short-Term Rentals (e.g., Airbnb): Subject to 13% VAT, unless exempt.
• Long-Term Rentals: Exempt from VAT.
Pathway to Citizenship
Residency under the Golden Visa does not lead directly to citizenship, but applicants can apply for Greek citizenship after:
• 7 Years of Continuous Residency.
• Integration into Greek Society, including passing a language proficiency test and demonstrating cultural knowledge.
Maintaining and Renewing the Visa
• Maintain Investment: Continue holding the property.
• Valid Insurance: Ensure ongoing coverage.
• Clean Record: Provide periodic criminal record updates.
For more information you can contact us directly.
Transform Your Future
Begin Your Journey to Greek Residency Today!
Contact us now to learn more about the Golden Visa process and explore exceptional real estate opportunities in Greece.
