Your Golden Visa questions, answered

The standard routes require €800,000 in Attica, the regional units of Thessaloniki, Mykonos and Thira (Santorini), and islands with more than 3,100 inhabitants according to the latest census; elsewhere, €400,000. Both require one property and at least 120 m² of main spaces for built property or property with a building permit. Special €250,000 routes exist for qualifying changes to residential use and listed-building restoration.

Yes, through a qualifying change-of-use or listed-building restoration route. An ordinary apartment does not qualify simply because it costs €250,000. For conversions, the change to residential use must be completed on or after 5 April 2024 and before the application. Ask for the engineer’s evidence and the notarial eligibility documentation for the exact unit.

Restoration is a separate €250,000 route involving a qualifying listed building or property covered by that category. Full restoration or reconstruction must be completed before the first renewal application. Transfer before completion is prohibited. The 120 m² minimum does not apply to either special route; their other conditions still do.

For a new purchase under the current rules, the qualifying investment must concern one property. Separate apartments cannot simply be added together. Older investments and legally unified properties need a file-specific review; earlier transitional rules should not be advertised as an option for a new buyer.

The test concerns legally recognised main spaces. Parking and storage do not make up a shortfall: the Ministry gives an example in which a 118 m² home fails despite additional parking and storage. The engineer must verify the legal area rather than relying on the listing’s total size.

Iraqi nationality does not itself exclude an applicant from the property route. The investor and each family member must satisfy the applicable entry, documentation, insurance and public-order requirements. Banking compliance is assessed separately. An Iraqi passport or a property reservation alone does not guarantee approval.

The property route can accommodate a legal entity headquartered in Greece or another EU member state if the investor owns all its shares or interests. A company based outside the EU does not meet that headquarters condition. Obtain advice on the proposed ownership structure before signing.

Usually each co-owner’s investment must independently meet the applicable threshold. Spouses or partners with a recognised civil partnership can meet it jointly, with one investor permit and a family permit for the other. For standard routes, the 120 m² test applies to the property as a whole.

Yes. A reservation does not freeze immigration law. Any transitional protection depends on the legislation and the dates and evidence in your file. Check the rules before paying a deposit, before completion and before filing; do not make a rushed purchase on a promise of future protection.

Law 5275/2026 added a specific provision for an investor’s or spouse/partner’s adult child who is a third-country national, lacks legal capacity, lives with and is maintained by the sponsor, regardless of age. The lack of legal capacity requires the prescribed final court decision or equivalent recognised official evidence, properly authenticated and translated. Disability or financial dependency alone does not establish this exception.

The investor’s spouse or recognised civil partner, qualifying unmarried children under 21, and the direct ascendants (parents) of the investor and spouse or partner can apply. Children from a previous relationship require the applicable custody evidence. A separate exception covers qualifying adult children who lack legal capacity, subject to formal proof. Each person needs a separate application, insurance and supporting documents; family permits are linked to the investor’s permit.

A child holding an investor-family permit can apply for an autonomous transitional permit up to age 24 under the applicable rules. This is an application, not an automatic extension of the old card. Plan the next residence category before that period ends.

Siblings are not included under the investor-family route. The ordinary child categories require unmarried children under 21. The separate 2026 provision for adult children lacking legal capacity must be assessed on its own conditions. Financial dependency alone does not make an otherwise ineligible relative qualify.

Each applicant needs insurance that meets the residence-permit requirements. For older relatives, obtain a written quote covering age limits, exclusions, pre-existing conditions and renewal terms. A residence card does not itself guarantee free public healthcare; access must be checked separately. A low headline premium is not a family healthcare budget.

Family members can join the investor through their own applications. Their permit expiry is linked to the sponsor’s permit rather than necessarily starting a new full five-year period. Civil-status documents and any custody evidence should be checked early.

These events can affect both property ownership and dependent permits. Notify your lawyer promptly and assess any available independent residence route. For example, a surviving spouse who acquires the entire qualifying property may be able to change to an investor permit; inheritance split among several people needs separate review.

Much of the purchase and application can be handled by a lawyer under a properly executed power of attorney. Greek consular services can assist with the relevant formalities, subject to appointments. Bank identification checks may require additional steps. Plan travel to Greece for required biometrics; the exact number of visits depends on appointments and your family’s circumstances.

Pay the full qualifying purchase price before filing, through a legally accepted, traceable method documented in the notarial deed. The law provides for specified bank transfers, crossed cheques and Greek payment-provider POS payments, including payment by specified close relatives. Have the notary approve the payer and method in advance; cash is not a qualifying substitute.

Before reserving, ask the sending and receiving banks to confirm whether they can process the proposed transaction and what source-of-funds evidence they require. Your lawyer and notary should check the payer, beneficiary and payment record. Do not assume an overseas account removes restrictions or documentation requirements. Transfer acceptance and timing cannot be guaranteed.

Expect valid passports, the applicable entry or lawful-stay evidence, photographs and biometrics, insurance, the purchase deed, registration evidence and proof of payment. Family applications also need civil-status and, where relevant, custody records. A conversion or restoration needs category-specific technical evidence. The lawyer should issue a checklist for each applicant.

The correct authentication route depends on the country issuing the document and its acceptance by the Greek authorities. Do not assume an apostille is available or sufficient for every Iraqi document. Confirm the required consular legalisation and accepted Greek translation before ordering certificates or sending originals.

Separate purchase, preparation, filing, biometrics, decision and card delivery. The 90-day rule introduced for single work/residence permits by Law 5275/2026 should not be advertised as a Golden Visa deadline: investor permits are excluded from that chapter. Property readiness, document corrections and appointments affect timing. Ask for a current estimate for your filing office; do not rely on a guaranteed card-delivery date.

Do not treat a filing receipt as a residence card or a general Schengen travel document. It evidences the pending application and may establish lawful stay in Greece under the applicable rules. Before leaving or re-entering, confirm the documents required for your passport and itinerary. Book travel only once those requirements are clear.

No. A 20%/80% schedule is a possible commercial payment arrangement, not a universal Golden Visa rule. Read the reservation agreement for refund conditions, deadlines, legal-check provisions and what happens if the property or applicant is ineligible. Full qualifying payment must be documented before filing.

No. A qualifying investment is one requirement. The authorities also examine the applicant and the application evidence. Before committing funds, agree what the contract says about legal defects, incomplete conversion, missed deadlines and refusal. Nexora coordinates the process; the Greek authorities decide the application.

Choose the nationality for the investment, authorisations, entry and application consistently with your lawyer. Circular 1/2026 distinguishes a nationality you already held from one acquired later and restricts changing the nationality recorded in the permit. Disclose both passports before the purchase starts.

Allow separately for applicable purchase tax, notary, registration, legal and advisory fees, translations, permit and card fees, insurance and travel. Where ordinary transfer tax applies, the 3% tax plus the municipal levy on that tax gives an effective 3.09% of the taxable value. The exact tax treatment and professional fees depend on the transaction; request an itemised quote.

Budget for annual property tax (ENFIA), building charges, maintenance, insurance, utilities, accounting and any management fees. Rental income may generate Greek tax obligations even while you live abroad. A vacant property still has running costs. Ask for an annual budget for the particular unit.

Long-term letting is permitted. The short-term rental and subletting prohibition covers the statutory short-stay model, including stays under 60 days with only accommodation and linen, whether booked on a platform or directly. Circular 1/2026 distinguishes long-term arrangements and licensed tourism activities; obtain legal advice before using any alternative model.

Property acquired under the special change-of-use route cannot be used as a business headquarters or branch. This restriction is separate from the rental rules. Check the proposed tenant’s use and lease terms before signing.

Use evidence for the exact property: comparable long-term rents, occupancy assumptions, management charges, tax, repairs and vacancy. Gross yield is annual rent divided by purchase price; net return deducts costs and should account for the full amount invested. Neither a city average nor past price growth predicts your return.

No. It is a private contractual promise, if offered. Check the payer, duration, payment schedule, exclusions, security and remedies for default. Ask whether quoted income is gross or net and what happens after the contract expires. The Golden Visa does not insure your rent or capital.

To maintain the investment basis without interruption, first complete a new qualifying investment, then notify the competent authority so its eligibility can be verified before disposing of the original property. A sale without a qualifying replacement affects the investor and dependent permits. Restoration properties have additional restrictions before completion.

Once the special conversion benefit has supported a permit, an ordinary resale of that residence cannot reuse the same €250,000 benefit. The buyer would need to satisfy the standard route’s applicable value and other criteria, including size. Increasing the price alone will not make a small apartment eligible. Other conversion/restoration histories require individual review.

Permanent investor residence is the name of the Greek permit category. The card still has an expiry date and requires renewal while the qualifying conditions remain satisfied. It is distinct from citizenship and from EU long-term resident status, which has its own eligibility rules. It does not create a general right to settle across the EU.

A valid Greek residence permit and passport generally allow short visits to other Schengen countries for up to 90 days in any rolling 180-day period, combined across those countries, subject to entry conditions. Time authorised in Greece is separate. This is not permission to move to or work in another country, and it does not cover every European destination.

There is no minimum stay for maintaining this investor permit. It is normally issued for five years and can be renewed for equivalent periods while the qualifying investment and other conditions are maintained. Renewal still requires an application and evidence; it is not automatic.

The property investor permit does not grant access to employment. Ownership of investments should not be confused with permission to perform work, manage daily operations or provide services. A different permit may be available if you qualify. Obtain advice on the exact activity before starting.

No. Immigration status and tax residence are different. Greek rules examine your principal home, habitual abode and centre of vital interests, as well as presence exceeding 183 days in a twelve-month period, with specified exceptions. Greek-source income can still be taxable for non-residents. Review both countries’ rules before relocating.

No. Naturalisation is a separate application, generally requiring seven years of lawful, continuous residence for the standard adult route, together with language, knowledge and integration requirements and other conditions. Simply renewing an investor card while living abroad is not enough. Dual-nationality consequences should be checked against each nationality you hold.

Prepare with your lawyer in advance. The ordinary renewal filing window is the two months before the permit expires. Review ownership, continued investment eligibility, insurance, passport validity and each relative’s continuing entitlement. Listed-building investors must also demonstrate completed restoration before the first renewal. Confirm the required documents and biometrics for your case. Do not rely on late-filing provisions when planning your renewal.

Families relocating to Greece should arrange enrolment directly with the school or university. Residence eligibility does not guarantee a place, a particular teaching language or free private education. Prepare school records, translations and the institution’s requested documents, and budget separately for tuition where applicable.