Residence Permits in Greece: A Complete Overview

The Greek Golden Visa

The Golden Visa is one of the most well-known residence permit programs in Greece. It is granted to non-EU citizens who make a qualifying investment, most commonly in real estate. The program allows holders to reside in Greece, travel freely within the Schengen Zone, and include family members in the application. One of its key advantages is that there is no minimum stay requirement, provided the investment is maintained.

Recent Updates

Legislative changes introduced in late 2025 have made the program more structured and transparent. The updated framework clarifies eligible property categories, including properties under renovation, listed buildings, commercial-to-residential conversions, and land purchases combined with construction.

Investment Thresholds

The required investment depends on the location:


- 800,000 euros for high-demand areas such as Athens, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents.


- 400,000 euros for other regions of Greece.


An alternative route allows an investment of 250,000 euros in specific cases, such as the restoration of listed (heritage) buildings or the conversion of commercial properties into residential use. This reduced threshold applies only under certain conditions and requires the completion of the renovation or conversion works. Under the current framework, properties acquired through the Golden Visa program are generally not permitted to be used for short-term rentals.

Buying Property Without a Residence Permit

Non-EU citizens can purchase property in Greece without applying for a residence permit. However, without a permit, stays are limited to 90 days within any 180-day period under Schengen rules. For those who wish to live in Greece long-term, obtaining a residence permit becomes necessary.

Startup Golden Visa

The Startup Golden Visa is a newer initiative aimed at attracting investment into Greece’s startup ecosystem. It has been announced by the Greek government and is expected to be introduced, subject to final implementation details. Under this framework, applicants would be required to invest at least 250,000 euros in a company registered in Elevate Greece and meet specific conditions related to shareholding limits and job creation.


The permit structure is expected to include an initial short-term residence permit with renewal options, provided that the investment conditions continue to be met.

Financially Independent Person (FIP) Visa

The Financially Independent Person Visa is designed for individuals who can support themselves without working in Greece. Applicants must demonstrate a stable monthly income of approximately 3,500 euros, with additional requirements for family members. The income must come from sources outside Greece, and proof of accommodation is required.


The permit is initially granted for two years and can be renewed every three years. Unlike the Golden Visa, this option requires the holder to spend a minimum amount of time in Greece each year.

Digital Nomad Visa

The Digital Nomad Visa targets remote workers employed by companies outside Greece or running businesses abroad. Applicants must demonstrate a minimum monthly income of 3,500 euros, have valid health insurance, and provide proof of accommodation. The visa is typically issued for one year and can be extended or converted into a longer-term residence permit.


This option allows individuals to live in Greece while continuing their professional activities abroad, without entering the local labor market.

Choosing the Right Residence Permit

Each residence permit option serves a different purpose:


- The Golden Visa is best suited for those seeking residency through investment.

- The Startup Golden Visa is aimed at entrepreneurial investors.

- The FIP Visa is ideal for individuals with stable passive income.

- The Digital Nomad Visa is designed for remote workers.


The right choice depends on your financial situation, lifestyle preferences, and long-term plans in Greece.

Conclusion

Greece offers a range of residence permit options for non-EU citizens, making it accessible to investors, professionals, and individuals seeking a different lifestyle. While purchasing property does not require a residence permit, living in Greece long-term does. Understanding the available options is the first step toward choosing the most suitable path.


With a combination of flexibility, clear legal frameworks, and a high quality of life, Greece continues to position itself as an attractive destination for international residents.