Athens Golden Visa – How to Apply in 2025
The Athens Golden Visa is one of Europe’s most attractive residency-by-investment options. It allows non-EU nationals to obtain long-term residency in Greece by purchasing real estate in the capital. With its renewable five-year residence permit, family inclusion, and strong investment potential, Athens has become the top choice for international investors.
Why Choose Athens for Your Golden Visa?
Athens is more than just the capital of Greece – it’s the country’s business hub, cultural center, and gateway to Europe. Choosing the Athens Golden Visa means:
- Access to a fast-growing real estate market with strong rental demand.
- Direct flights to Europe, Asia, and the Middle East.
- Top universities, international schools, and healthcare facilities.
- A vibrant lifestyle with history, Mediterranean food, and modern amenities.
- Step 1 – Preparing Your Application
- Step 2 – Choosing Your Property in Athens
- Step 3 – Completing the Purchase
- Step 4 – Submitting the Application
- Step 5 – Biometrics Appointment in Athens
- Step 6 – Receiving Your Residence Permit
- Renewal of the Athens Golden Visa
- Pathway to Citizenship
- Common Challenges
- Tips for a Smooth Process
- Final Thoughts on the Athens Golden Visa
Step 1 – Preparing Your Application
Before starting the Athens Golden Visa process, you need to prepare key documents:
- Valid passport.
- Proof of family status (marriage certificate, children’s birth certificates).
- Financial capacity to invest.
- A Power of Attorney (PoA) so your lawyer can represent you.
With the PoA, your lawyer can also obtain your Greek Tax Number (AFM), which is required for property purchases.
Step 2 – Choosing Your Property in Athens
The standard minimum investment for an Athens Golden Visa is €800,000. This must be invested in a single property with at least 120 m² of main space.
- Purchase of a listed or preserved building requiring restoration.
- Conversion of property into residential use (e.g., from commercial to residential).
- Industrial buildings not in use for at least five years, converted into housing.
These €250,000 options are rarer in Athens but offer an accessible entry point for investors.
Popular areas for investment include:
- Kolonaki – luxury and central.
- Glyfada & Voula – coastal suburbs with strong rental demand.
- Koukaki & Mets – close to the Acropolis, popular for long-term rentals.
- Piraeus – rapidly growing port district with redevelopment projects.
Step 3 – Completing the Purchase
The property purchase process in Athens includes:
- Signing the purchase contract before a notary.
- Paying the 3.09% transfer tax.
- Registering the title deed at the local Cadastral Office.
Step 4 – Submitting the Application
After registration, your lawyer files your Golden Visa application at the Athens immigration office.
You will need:
- Passport copy
- Proof of property purchase and registration
- Family documents if applying with spouse, children, or parents
- Proof of health insurance
Step 5 – Biometrics Appointment in Athens
Within 12 months of submitting the application, you and your family must travel to Athens to provide fingerprints and photographs. This biometric appointment is mandatory and confirms your physical presence.
Step 6 – Receiving Your Residence Permit
Once approved, you will receive your Athens Golden Visa residence card:
- Valid for 5 years.
- Renewable indefinitely as long as you keep the property.
- No minimum stay requirement to maintain residency
This long validity period is a major advantage of the Athens Golden Visa compared to other European residency programs.
Renewal of the Athens Golden Visa
The renewal process is straightforward:
- Show proof that you still own the property.
- Provide updated health insurance and ID.
- Pay the renewal fee.
Your residency can be renewed every five years without limit. If you sell the property, your visa expires – unless you reinvest in another eligible property.
Pathway to Citizenship
The Athens Golden Visa itself does not require you to live in Greece. However, if your goal is Greek citizenship, you must:
- Live in Greece for at least 7 consecutive years.
- Demonstrate integration into Greek society.
- Pass a language and culture exam.
Common Challenges
- Rising property prices in popular districts due to high demand.
- Delays at the Athens immigration office.
- Document issues (e.g., missing apostille, incorrect translation).
Tips for a Smooth Process
- Choose a lawyer specialized in Golden Visa applications.
- Prepare family documents early.
- Think long-term: pick property with rental yield and resale potential.
- Allow extra time for biometrics and administration.
Final Thoughts on the Athens Golden Visa
The Athens Golden Visa is more than just a residence permit – it’s an investment in one of Europe’s most exciting capitals. With a renewable five-year residency, generous family inclusion, and a clear pathway to citizenship, it is one of the strongest residency-by-investment programs worldwide.
Athens Golden Visa – Frequently Asked Questions
The Athens Golden Visa is a residency-by-investment program that grants non-EU citizens the right to live in Greece by purchasing real estate in Athens. The residence permit is valid for five years and can be renewed indefinitely as long as the property is retained.
The standard minimum investment in Athens is €800,000 for one single property of at least 120 m². However, there are exceptions starting from €250,000 when the property is a listed building to be restored, an industrial building converted into residential use, or a commercial space converted into housing.
Yes. The Athens Golden Visa allows you to include your spouse or registered partner, children under 21 years old, and the parents of both the investor and the spouse. Each family member receives their own residence permit.
The residence permit is issued for five years. It can be renewed indefinitely every five years as long as you still own the qualifying property and provide updated insurance and identification.
No. There is no minimum stay requirement. You can maintain your residency permit even if you do not live in Athens or Greece full-time, as long as you keep the qualifying property.
Yes, long-term rentals are allowed. However, short-term rentals such as Airbnb are not permitted for properties used in the Athens Golden Visa program. Non-compliance may result in the permit being revoked.
When purchasing property, you must pay a 3.09% transfer tax on the property price. You will also need to cover notary fees, lawyer fees, and land registry charges.
The process usually takes between two and six months, depending on how quickly the property purchase is completed and how busy the Athens immigration office is.
Yes, but only if you live in Greece for at least seven consecutive years. You must also demonstrate integration into Greek society and pass a language and culture exam.
If you sell the property without reinvesting in another qualifying property, your Athens Golden Visa will be revoked. To maintain your residency, you must always own eligible real estate that meets the program’s requirements.
Start Your Greece Golden Visa Journey Today
Secure your European residency with a program trusted by thousands of investors. Whether for lifestyle, security, or investment, Greece is your gateway to the EU.