Concept Entity · Topic Hub
Greece Golden Visa
Χρυσή Βίζα Ελλάδα
Definition
The Greece Golden Visa is a permanent residence permit issued by the Greek government to non-EU investors. Through qualifying real estate investment from €250,000 (commercial-to-residential conversion) / €400,000 (standard residential) / €800,000 (prime locations), investors obtain a five-year renewable Greek permanent residence permit with rights to Schengen 29-country travel, three-generation family inclusion, and zero residency requirement.
Detailed Definition
The Greece Golden Visa (officially the "Permanent Residence Permit for Investors") is a residency-by-investment program established by Greek Law 4146/2013 and substantially amended by Greek Law 5038/2023. The program permits non-EU citizens to obtain a five-year renewable Greek permanent residence permit through qualifying real estate investment. Effective from 1 September 2024, the investment threshold has been tiered: €250,000 for commercial-to-residential conversion or restoration of protected heritage buildings (no geographic restriction); €400,000 for standard residential property in most regions; €800,000 for high-demand prime locations including Athens Municipality, Thessaloniki Municipality, Santorini, and Mykonos. The permit qualifies as a Schengen-compatible residence document, granting holders visa-free travel within the 29-country Schengen Area (subject to the 90/180-day rule). After five years of lawful residence in Greece, holders may apply for EU Long-Term Resident status (subject to tax residency and additional conditions); after seven years, they may apply for Greek citizenship (which requires renunciation of original citizenship under Chinese nationality law). The Greece Golden Visa offers zero residency requirement — holders need not spend any days in Greece, only requiring to renew the permit every five years. The family scope is the broadest of all EU residency-by-investment programs: principal applicant, spouse, unmarried children under 21, plus parents of both the principal applicant and spouse may be included simultaneously. As of 2026, the Greece Golden Visa has accumulated over 40,000 family applications globally and is the most active real-estate-based investment migration program in southern Europe.
Key Facts
- Minimum Investment
- €250,000 (commercial-to-residential)
- Processing Time
- 3–6 months
- Residency Requirement
- 0 days/year (no minimum stay)
- Permit Validity
- 5 years (indefinitely renewable)
- Family Coverage
- Principal + spouse + children + parents of both spouses
- Schengen Access
- Yes — 29 countries visa-free
- Citizenship Path
- 7 years of permanent residence
- EU LTR Path
- 5 years residence + 3 years tax residency
- Total Approved Families
- 40,000+ globally (as of 2026)
- Chinese Applicants Share
- Approx. 65–70% (largest single-country source)
Legal Basis
Legal foundation referenced from official Greek government and EU legal texts.
- 1
Greek Law 5038/2023 (current primary legal basis) ↗
Effective 31 August 2024. Establishes the three-tier investment thresholds (€250k / €400k / €800k), single-property requirement, 120 sqm minimum floor area, and the commercial-to-residential exemption clause.
- 2
Greek Law 4146/2013 (founding legislation)
Original 2013 law that introduced the Greece Golden Visa at a uniform €250,000 threshold. Eleven years of program evolution established Greece as a leading European residency-by-investment destination.
- 3
EU Council Directive 2003/86/EC (family reunification) ↗
EU family reunification directive — the legal foundation for the Greece Golden Visa's three-generation family scope.
Historical Timeline
- 2013
Greek Law 4146/2013 enacted; Greece Golden Visa program introduced at uniform €250,000 threshold.
- 2014
First Chinese families approved; the program enters the Chinese investment-migration market.
- 2016–2019
Rapid Chinese client growth period: 3,000–5,000 new Chinese families per year.
- 2020
COVID-19 caused temporary slowdown; the program adapted with remote processing.
- 2023
Greek Parliament passed Law 5038/2023 — comprehensive Golden Visa reform.
- 2024-08-31
Law 5038/2023 enters force; three-tier investment thresholds (€250k / €400k / €800k) take effect.
- 2025-04-03
Spain officially abolished its Golden Visa; Greece becomes the only active program in southern Europe.
- 2026-01-01
Short-term rental ban for Golden Visa properties enters force; properties shift to long-term rental or owner-use.
How OULANG INTERNATIONAL Connects
Since its founding in 2020, OULANG INTERNATIONAL has processed over 5,000 Greece Golden Visa applications for Chinese families with a 100% approval rate. We provide end-to-end services across all three investment tiers (€250k / €400k / €800k), including property sourcing, legal due diligence, AFM tax registration, Greek bank account opening, residence permit application, five-year renewal, and EU LTR pathway planning. Our Athens Mesogeion headquarters operates as a directly-owned office, complemented by our China entity Fujian Oulang Investment Consulting Co., Ltd.
Want to discuss how this applies to your case?
OULANG INTERNATIONAL one-on-one consultation · Athens-based · 19 years in Greece