Residence by Investment in Greece
Get your Greek Golden Visa
Live in Europe. Stay where you are.
Schengen mobility, a European base, and a Plan B for your family, through a qualifying investment in Greece, with no obligation to relocate. A 5-year residence permit, renewable for as long as you hold the investment.
- 5-year permit, renewable
- No minimum stay in Greece
- 29 Schengen countries
- Family can be included
The Programme
EU Residency Through Investment
Greece’s Residence Permit for Investment Activity is a state-issued 5-year permit for non-EU nationals which is renewable as long as the qualifying investment is maintained.
- 5-year renewable permit, no minimum stay in Greece required
- Visa-free travel across 29 Schengen countries
- Family members can typically be included
- Two routes: regulated fund investment or direct real estate
- Citizenship is a separate, optional path
Permit type
Residence Permit
Duration
5 years (renewable)
Minimum stay required
None
Schengen access
29 countries
Min. fund investment
€350,000
Min. real estate
from €250,000
Family included
Typically yes
Citizenship path
Separate, optional
The Golden Visa grants a residence permit, not citizenship. Citizenship is a separate, optional path most holders never pursue.
Freedom of Movement
One permit. A continent open to you.
As a Greek residence permit holder, you can travel freely across the Schengen Area: no separate visas, no border queues. From the Greek islands to the Alps, Paris to Prague, your European base travels with you.
Who & How
Who Qualifies and How
The programme is open to any non-EU national with a qualifying investment capacity – regardless of country of origin.
British Citizens
Post-Brexit, UK nationals lost EU free movement. The Golden Visa is the most direct route to restore Schengen access.
US & North American
A European base combined with Greek fund or real estate exposure. A credible Plan B with real asset backing.
MENA & Turkey
Turkish, Lebanese, Gulf, and Egyptian nationals seeking a stable EU anchor for themselves and their families.
Asia-Pacific Investors
EU access, family security, and a regulated investment structure. Historically the largest applicant group.
Two Ways to Qualify
for the Greek Golden Visa
finbird coordinates introductions to regulated partners for both routes. We identify the right fit in a short call.
Fund Route
A regulated, Greece-focused investment fund with no property to own or maintain.
minimum investment
- Regulated fund (mutual fund or AIF), Greece-focused
- 5-year minimum holding period
- Professionally managed, no property to maintain
Real Estate Route
Direct property purchase in Greece as the qualifying investment.
threshold varies by region and property type
- €800,000 in prime areas (Athens, Thessaloniki, Mykonos, Santorini)
- €400,000 in most other regions
- €250,000 for commercial-to-residential conversion / restoration
- Single residential unit, min. 120 m² (€400k & €800k tiers)
- Long-term rental only, no short-term lets
- Full equity required: the qualifying minimum cannot be mortgage-financed
Get Started
Find Your Route
Answer a few short questions about your nationality, budget, and goals. We’ll show you which route is right for you.
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Provider InformationHow It Works
Four Steps to Your Residence Permit
finbird coordinates the introduction to regulated partners. KYC, investment, and the permit application all run through the licensed professionals we connect you with.
Eligibility Check
Submit a short form. We review your nationality, budget, and goals within one business day.
Introductory Call
15–20 minutes. We identify the right route and introduce the relevant regulated bank partner.
KYC & Investment
The bank conducts AML/KYC. Investment completed through the partner.
Permit Issued
Your immigration counsel submits the application. Processing typically takes 4–12 months.
Why finbird
The permit is the start.
The strategy is what we do.
Most Golden Visa providers stop the moment your permit is issued. finbird is a Berlin-based financing house: German and cross-border European real estate finance for international clients is our core business, and a European residence permit broadens those options across the continent.
Direct Bank-Partner Access
Formal introducing relationships with regulated Greek partners: structured onboarding, not retail queues.
Cross-Border Specialists
finbird specialises in international financing and investment introductions for non-resident clients, across Germany, Greece, and the wider European market.
Fund partners: Golden Visa fund route
Legal & immigration counsel: Permit applications
Greek banks: Real estate route introductions
Beyond Residency
Your permit opens doors across Europe
When you’re ready to buy or finance property in Europe (a holiday home, an investment, or a wider portfolio), finbird is your cross-border financing partner.
Germany
Europe’s most stable and liquid property market, and a long-standing favorite for international investors, a market finbird knows inside out.
Greece & Southern Europe
You can always add a second property, a holiday or rental property beyond your qualifying investment, we structure this for non-resident buyers.
Across Europe
If you are looking to expand beyond borders, you can access a single, coherent financing strategy, coordinated by one specialist.
Explore what finbird can finance for you
FAQ
Frequently Asked Questions
What is finbird's role, and what does it cost?
finbird assesses your profile, clarifies the right route, and connects you to the relevant regulated partner. The eligibility check is free, and our service is commission-based, paid by the partner, not by you. All onboarding, investment, and the permit application are handled by those regulated partners.
Can finbird help with financing beyond the Golden Visa?
Yes, this is finbird’s core expertise. The qualifying investment must come from your own equity, but a European residence permit broadens your financing options across Europe. finbird can support a second property, an investment purchase, or a wider portfolio beyond the permit. See Greece property financing and international financing.
Do I need to live in Greece to keep the Golden Visa?
No. There is no minimum stay requirement. For renewal, the key requirement is that the qualifying investment remains in place, not physical residency in Greece.
Golden Visa vs. citizenship: what's the difference?
The Golden Visa is a residence permit, not citizenship. Greek citizenship is a separate, optional path requiring years of actual residency. Most permit holders never pursue citizenship; the permit itself provides the key benefits.
Can I include my family in the application?
Yes. The programme typically covers your spouse or registered partner, children under 21 (extendable to 24 for students under conditions), and the parents of both spouses. Holding a residence permit does not by itself make you a Greek tax resident. The exact scope and any tax questions are confirmed by your legal and tax advisors.
Can I finance the real estate investment with a mortgage?
No. The qualifying investment must come from your own equity, across all routes. A mortgage cannot be used to meet the programme threshold. Financing is relevant only for a property beyond the qualifying one, or for buying in Greece without pursuing residency. See finbird’s Greece property financing.
What are the property size and type rules?
For the €400k and €800k tiers, the qualifying investment must be a single residential unit of at least 120 m². Balconies, parking and storage don’t count towards that figure. The €250k conversion/restoration route is exempt from the 120 m² requirement.
Can I rent out the property?
Long-term rental is permitted. Short-term rentals (e.g. Airbnb) and subletting of Golden Visa properties are prohibited under current rules; a breach can result in revocation of the permit and a €50,000 fine.
What are the total costs beyond the investment?
Beyond the qualifying investment, budget for roughly 10–15% in acquisition costs and taxes: transfer tax (around 3%), notary, legal and registration fees, the state application fee, and the annual property tax (ENFIA). New-build VAT (normally 24%) is currently suspended through end of 2026. All figures are indicative and confirmed with your advisors.
Can I work in Greece with a Golden Visa?
The Golden Visa is a residence permit, not a work permit. It doesn’t grant the right to take up paid employment in Greece or the EU. You can own and run a business, act as a company director, and receive dividends.
How long does the process typically take?
From first consultation to permit: the investment itself typically takes 2–4 weeks, while the immigration process runs in parallel. Permit processing currently takes around 4–12 months due to high demand and application backlogs. All timelines are indicative.
Can programme rules or thresholds change?
Yes. Investment thresholds, eligibility conditions, and procedural requirements are set by Greek law and subject to change. All information reflects our current understanding. Independent legal advice is always recommended before any investment decision.
Get Started
Find Your Route
Answer a few short questions about your nationality, budget, and goals. We’ll show you which route is right for you.
You're about to load a form powered by heyflow. Starting it means some data will be shared with heyflow — no personal info until you choose to submit it.
Provider InformationDisclaimer: finbird consulting GmbH acts solely as an introducing intermediary. We do not provide legal, immigration, tax, or investment advice. All information is for general informational purposes only. Programme rules and thresholds are set by Greek law and subject to change. Investments carry risk, including possible loss of capital. Past performance is not indicative of future results. All onboarding, KYC, investment execution, and permit applications are handled exclusively by regulated partners. Independent professional advice is recommended.