The most common way foreign investors obtain the Greek Golden Visas is through real estate investments.

To be eligible to obtain a Golden Visa through real estate investment, you must purchase real estate property of no less than €250,000 or €500,000.

In most areas around Athens the minimum is €500,000 since July 31st, while elsewhere in the country it is €250,000. The increased investment minimum which went into effect at the end of July 2023 only affects 10% of Greece territory. 

If the investment is in a 250k investment minimum area then investments can be made into one property or it can be spread among multiple properties. However, this is not the case for the 500k investment areas. When investing in an area with a 500k investment minimum, the investment can only go into one property.

If you purchase Greek real estate, you must be the sole owner of the property. Likewise, if you purchase the property through your corporation or legal entity, you must be the only shareholder of said entity.

One attractive aspect of the Greek Golden Visa program is that foreigners can invest in residential and commercial real estate property. This allows people who want to invest in both commercial and residential properties to potentially reap the benefits of both types of investments simultaneously.

Moreover, multiple investors can contribute to purchasing one property at a larger amount to satisfy these requirements. As long as each investor contributes to the qualifying minimum, they are all potentially eligible for Greek Golden Visas. Thus, two investors can contribute €500,000 each into an Athens property to qualify for Golden Visas. In such cases, both investors would be eligible for Golden Visas.

Rental income generated by Greece real estate is around 4-8% depending on the area. Many Golden Visa properties advertise a 5% return for rental income, though this will vary depending on region, type of property, and other factors. 

Additionally, investors can qualify for the Greek Golden Visa by investing €250,000 in a timeshare lease or furnished hotel residence. Investors must sign a 10-year lease on an eligible property. These properties must be certified as an eligible used hotel accommodation or tourist residence, so it is important for investors to check with their legal advisors that their prospective properties are actually eligible.

Foreign investors can also qualify for the Greek Golden Visa by depositing €400,000 into a Greek bank account. The investor must maintain this minimum amount in their bank account for the entire duration of the year.

Foreigners can also obtain the Greek Golden Visa by purchasing Greek government bonds totaling €400,000. The bonds must mature in at least three years.

Foreigners can also invest €400,000 into an established Greek business to qualify for the Greek Golden Visa. Qualifying investments include Greek companies, real estate investment companies, and closed-end funds.

When investing in Greek companies, the company must have its main registered office in Greece to qualify.

When investing in real estate investment companies, the company must invest exclusively in the local, real estate investment company market. They cannot be an international real estate company, and they must operate solely in Greece.

Similarly, those investing in closed-end funds must invest in funds that invest only in Greece. Eligible funds include hedge funds and closed-end investment funds.

For these investments, it is important to clarify that your potential investment is eligible. Consult with your legal advisors.

Foreign investors can also qualify for the Greek Golden Visa by making a combined investment of €800,000 into shares, corporate bonds or Greek government bonds.

Like the above corporation investments, regulations exist in terms of qualifying companies and bonds. The investments must be legally registered and admitted for trading in Greece.

To qualify for the Golden Visa, the duration of these bonds must be five to seven years each.

Again, it’s important to confirm eligibility before making an investment.

Foreigners can invest €400,000 into a Greek mutual fund that invests solely in Greece to qualify.

Finally, foreigners can obtain the Greek Golden Visa by investing at least €400,000 into an alternative investment fund that operates solely in Greece and invests in Greece property.

To qualify for Greek Golden Visa scheme, foreign applicants must meet the following criteria:

• Be a non-EU/non-EEA citizen (third country nationals) excluding citizens from sanctioned countries (eg: Russia and ADD list of Sanctione countries in FAQ – which nationalities cannot apply..)
• Be at least 18 years old
• Have no criminal record in Greece or European Union

Requirements

To apply, applicants must submit the following documentation:

• Valid Passport and copies for the main applicant and dependents
• Application forms and required additional documents
• Criminal background check
• Proof of relationship (if applying with family members)
• Proof of health insurance

Additional documents may be required depending on your individual circumstances. Your legal counsel will assist you in preparing these documents. 

Dependents

The main applicant can include family members on their application. Greece currently allows the main applicant to bring their spouse, children under 21, parents of both spouses, and children under 24 that are students. For these applicants, proof of relationship must also be presented at the time of application.

1. Research the Greek program and determine which investment option you want to pursue.
2. Clarify investment specifics. If you are purchasing real estate, choose a property. For those investing in Greek funds, choose the fund and clarify that they are eligible. If you haven’t done so already, this is the perfect time to start working with a legal advisor that is familiar with the Greece Golden Visa program.
3. Visit Greece to make the purchase and open a Greek bank account. To open a bank account, you will first need a tax identification number (an AFM). Doing both of these is straightforward if your paperwork is in order. Working with a lawyer will ensure that these are done promptly and hassle-free.
4. Make your investment and obtain proof of investment. You must make your investment before applying for Golden Visas.
5. There will be a deadline from the time you make your investment to the time you can apply. Once again, working with an expert will help ensure that you meet this deadline.
6. After your purchase, you can begin the application submission process. Working with your lawyer(s), you can prepare and fill out the necessary documents. Once everything is ready, you can submit your application.
7. Finally, upon approval, you will pay any associated fees and then receive your Golden Visa.

Golden Visas holder who have resided in Greece for at least seven years could be eligible to apply for Greek citizenship. Foreigners must have been tax residents in Greece to be eligible. This does not guarantee citizenship will be granted, as there are other specifics which must be met such as a Greek language test. More information about the viability of citizenship will become clearer as more Golden Visa holders apply for Greek citizenship in the coming years.

Another benefit of the golden visa in Greece is that there are some beneficial tax incentives for Golden Visa holders.

First of all, there is a relatively high threshold to become a tax resident in Greece. Currently, residents become tax residents only after remaining in Greece for 183 days a year. That’s over 6 months. When combined with the lack of a stay requirement, this makes Greece especially attractive.

However, Golden Visa applicants who eventually want Greek citizenship should keep in mind that you must be tax resident to qualify for a Greek passport down the line.

Note, Greece uses a lump sum tax system for foreign income. This is especially attractive for foreigners who run high-income businesses outside of Greece. This means that as long as foreign investors meet certain criteria, they will only have to pay a fixed €100,000 in taxes, and they will be exempt from anything beyond that. This provides an excellent incentive to reduce taxes on foreign-earned income.

To make the most of this option, it is important to work with proper legal advisors to ensure your company is structured appropriately. Nevertheless, it is a great way to potentially reduce taxes on foreign income.

Finally, it’s important to check the tax agreements between Greece and your home country to verify if there is a double taxation treaty in place.

Taxes

If you invest in real estate, there will be taxes associated with your purchase. Real estate investors should expect to pay property taxes on top of their initial investment.

As of 2023, Greece Golden Visa investors can expect taxes ranging up to 25%, adding more to the initial qualifying minimum. However, this is not unique to Greece. Investing anywhere in Europe will cause you to pay more taxes on your purchase.

If you rent out your property, you will pay tax on this generated income, up to about 30%. It is possible to lower this percentage depending on your particular property and circumstances.

Fees

There are fees associated with the application which are not included in the investment minimum. These include fees associated with your application, lawyers and legal experts, and other administrative fees throughout the process (real estate fees, business incorporation fees, permit issuance fee, etc.).

Lawyer fees to process a Golden Visa application for a main applicant and their immediate family members can easily reach €10,000 for processing an entire family. While this may seem pricey, working with a qualified legal expert significantly reduces the possibility of making mistakes throughout the golden visa process.

Translating and Notarizing Documents

Your application and official documents will need to be translated into Greek. You must also notarize the documents. This will ensure everything is in order and that there are no problems with your application after submission. We recommend using a reputable translation service dealing specifically with legal documents.

Don’t neglect this area of your application! Poorly translated documents can result in delays processing your application.

Overall, Greece’s Golden Visa program is one of, if not the, most attractive in 2023. Greece is an appealing country with functioning legal institutions and an increasingly-attractive real estate market. The process to obtain a Greek Golden Visa is streamlined and opens a potential path to a Greece citizenship for those who choose to reside in Greece for at least seven years. It stands out among European Golden Visa programs due to its low investment minimum and lack of a stay requirement. There are several options for obtaining Greece Golden Visas that add to the program’s appeal.

That said, the minimum investment for prime real estate in Athens has recently increased to €500,000. There is no guarantee that the €250,000 investment minimum outside of Athens won’t eventually increase as well.

Another downside of the program is that Greek taxes are higher than other places. While no place in the world is completely free of taxes, for those who become tax resident, taxes will be an added annual expense. However this is true throughout Europe, and investors familiar with the region should not find this surprising.

Lastly, while the Greek economy has improved since the 2007 debt crisis, there is still always the chance for future problems. Nevertheless, the Athens real estate market is booming, and the country has been experiencing a revitalization of sorts. The possibility of getting a European, permanent residency and a European passport will continue to attract investors from around the world. As of Q3 2023, the Greece Golden Visa program remains healthy and continues to take applications.

Greece will provide investors a stable place to invest, streamlined application process and a comfortable lifestyle among other perks.