Greece Golden Visa: Investor & Executive Permits (2026 Guide)

Kyveli Zahou
Jan 12
8 min read

Last updated: January 2026

Greece’s residence-permit framework for investors and corporate executives has evolved a lot in recent years. At the same time, newer ministerial decisions have made it clearer:

which documents are required,
which investments qualify for a residence permit,
and what conditions must be met at both company and investor level.

In this guide, we (as a law firm working in investment immigration) break down the essentials in plain English—so you can plan your investment or corporate move to Greece without getting lost in paperwork.

Key takeaways (read this first)

If you only have 60 seconds, here’s what matters most:

The Greece Golden Visa is typically linked to real estate investment (with multiple qualifying scenarios, not just a simple purchase).
Corporate-based permits exist for shareholders/investors in Greek companies and for company leadership roles (directors, managers, legal representatives).
Payment trail + registration proof + “fresh” corporate documents are the most common friction points.
These permits require ongoing compliance: material changes (property, shareholding, role, company metrics) may need to be reported and can affect renewal.
Your best friend is a coordinated team: lawyer + accountant + (often) engineer—especially for construction or change-of-use projects.

1) Investor residence permit through real estate (“Greece Golden Visa”)

1.1 Who can benefit

The Greece Golden Visa concerns third-country nationals (non-EU / non-Schengen citizens) who complete a qualifying real estate investment in Greece.

Indicatively, qualifying routes may include:

purchase of a residence or other real estate,
long-term lease or structured tourism accommodation arrangements,
acquisition through parental gift or inheritance,
purchase of land and construction of a building,
investment tied to a change of use (e.g., commercial to residential).

The residence permit is long-term and can extend to eligible family members.

1.2 Entering Greece: a more flexible framework

Compared to earlier years, the framework is more flexible regarding entry to Greece. Authorities may accept:

different types of entry visas,
visa-exempt entry where applicable,
existing residence titles in Greece or another Schengen state.

In some cases, the application may be submitted without the investor being physically present in Greece the whole time, with the investor appearing later for biometrics.

1.3 Core documents: what you generally need

Beyond the usual immigration documents (passport, photos, insurance, fees, etc.), the Greece Golden Visa typically requires investment-level documentation, such as:

lawful title (ownership) or the contract establishing the qualifying right of use,
proof of investment amount and method of payment,
evidence of the investor’s relationship to any company used for the investment,
tax/property evidence (e.g., property declaration entries like E9),
private health insurance coverage in Greece.

Exact documents vary by investment type. Below are the main scenarios.

1.4 Scenario A: Purchasing a property

This is the classic route: the investor purchases a property (often residential) for the required minimum consideration.

Key points to watch:

The notary prepares the purchase deed and issues the relevant confirmations, typically covering:
- parties’ identification details,
- property description,
- agreed price and payment method,
- confirmation that no conditions remain that could invalidate the transfer,
- whether the property has been used before for a Golden Visa residence permit (important for eligibility checks).
For residential properties, in several cases the property may need to have main spaces meeting a minimum area requirement (e.g., 120 sq.m.).
Registration with the competent Land Registry/Cadastre is essential. For initial issuance, interim proof may be accepted in some cases; for renewal, final registration proof is typically expected.
If acquired through a company, the file must document that the investor is the actual controlling person (e.g., holding all shares/parts).

1.5 Scenario B: Long-term lease and tourism investments

Here, the investor doesn’t buy the property outright but acquires long-term exploitation rights, especially:

via long-term lease,
or participation in “complex tourism accommodation” structures.

Typical documents include:

a notarial deed/contract specifying duration (often at least five years), total price, and payment method,
registration/filing proof (or interim legal confirmation),
confirmation from the competent tourism body that it has been notified of the specific lease/contract,
the standard immigration documents and insurance.

1.6 Scenario C: Parental gift or inheritance

A residence permit may also be based on property acquired:

by parental gift, or
through inheritance.

Authorities generally focus on:

the property value and qualifying characteristics,
completion of the transfer chain (acceptance, deed, registration),
whether the property has already served as a basis for an investor residence permit.

Core documents: notarial deeds, registration proof, tax/property evidence (e.g., E9), plus standard immigration documents.

1.7 Scenario D: Land purchase and construction

In this model, the investor:

buys land (plot/agricultural land), and
builds a structure (often a residence) meeting the relevant criteria.

You typically need to prove:

lawful acquisition and registration of the land,
issuance of the building permit in the name of the investor or their company,
construction contracts (engineer/contractor),
full payment of construction costs through traceable means,
property/tax records (including E9) showing the building meets surface and other requirements.

1.8 Scenario E: Investment via change of use

This involves converting an existing building (e.g., commercial) into qualifying residential use.

Technical evidence is central:

engineer’s detailed report describing prior and new use,
confirmation of completion and compliance with planning/investment requirements,
in special cases (e.g., former industrial buildings), evidence that the building was not operating as an industrial site for years prior—supported by items like electricity disconnection, rental-tax declarations, etc.

This is where coordinated work between lawyer – engineer – accountant becomes crucial.

2) Residence permits for shareholders and corporate executives

Beyond the Greece Golden Visa, Greece offers a separate framework for third-country nationals who:

invest in Greek companies, or
hold specific corporate governance/representation roles (board members, managers, legal representatives).

These permits are often five-year permits and commonly fall into:

investor/shareholder permits, and
permits for executives/representatives.

2.1 A practical rule that matters: document “freshness”

Recent practice places strong emphasis on recency of documents:

many certificates and financial records must be issued shortly before assessment,
if their “validity window” expires, they may need re-issuance.

In real life, that means: align company, accountant, investor, and legal team to a single timeline—otherwise the file can stall for purely administrative reasons.

2.2 Residence permits for investor–shareholders

This category covers permits based on participation in a company’s capital.

Two common scenarios:

(a) Participation in a non-listed Greek company

A residence permit may be issued where the applicant:

holds a substantial share of the company, and
has personally invested a minimum amount in money (e.g., at least €500,000).

Common documents:

corporate documents proving capital increase/payment and ownership percentage,
confirmation that funds were paid by the investor personally,
proof that the shares/parts remain in the investor’s ownership.

(b) Participation in a listed company (regulated market)

A residence permit may be issued where the applicant:

holds shares of a minimum nominal value (indicatively €500,000),
and can prove continued holding through a bank/investment firm maintaining the securities account.

Common documents:

confirmation from the bank/investment firm stating number and value of shares,
evidence from the dematerialized securities system,
confirmation the shares have not been liquidated at the time of the statement.

2.3 Residence permits for directors, managers, and legal representatives

A residence permit may be available for someone holding a role such as:

board member,
manager/administrator,
legal representative of a Greek company,
legal representative of a Greek branch of a foreign company.

Authorities may consider, among other things:

the company’s financial size (e.g., minimum assets or annual turnover in the range of several million euros),
whether the role is unpaid for the permit holder (this permit does not replace a standard work permit route).

Typical documents include:

corporate registry extracts (G.E.MI. documents) proving appointment and capacity,
published financial statements for the last fiscal year with an auditor’s report,
company confirmation that the role is not paid or otherwise compensated.

2.4 After issuance: ongoing compliance and reporting duties

These permits aren’t “set and forget.” Authorities may monitor whether conditions remain satisfied.

You (and often the company) may need to notify changes promptly, such as:

sale or reduction of shareholding,
drop in turnover/assets,
resignation or replacement in a qualifying corporate role,
conversion of an unpaid role into a paid one.

Missing notifications or materially changing the basis of the permit can lead to non-renewal or revocation risk.

3) Practical notes for investors and companies

3.1 Property due diligence is non-negotiable

Before choosing a property for a Greece Golden Visa, you should confirm:

whether the property has been used previously in a way that impacts eligibility,
whether the price/payment structure meets requirements,
whether the property is legally compliant (permits, potential irregularities, etc.).

In practice, the combination of a notary plus independent legal due diligence is the safest route.

3.2 Manage deadlines and expiring documents

For corporate permits, many documents have short “life spans.” So:

plan when certificates and financial proofs will be issued,
coordinate with the company’s accountant,
file the application while the documents are still current.

3.3 Complex investments require a multi-disciplinary team

For change-of-use, industrial conversions, or build projects, you typically need:

legal counsel (structure, contracts, residence permit strategy),
engineer (permits, technical reports, legalization/regularization),
tax advisor (E2/E9 filings, tax planning, financial statements).

Bring everyone in early—it saves money, time, and stress later.

3.4 Treat the residence permit as part of the investment plan

Whether you pursue the investor residence permit in Greece through real estate or the corporate route, residence planning affects:

deal structure,
entity choice,
timeline,
financing/payment methods.

If residence strategy is an afterthought, the transaction often becomes harder than it needed to be.

Helpful external resources

Greek government portal: https://www.gov.gr/
Ministry of Migration and Asylum: https://migration.gov.gr/
Enterprise Greece: https://www.enterprisegreece.gov.gr/
European Commission – immigration info: https://ec.europa.eu/

Next steps

The "Hack": The "Change of Use" route is currently the "smart money" choice because it locks in the old €250k threshold even in expensive areas (like Athens), provided you can navigate the renovation process.
The Trap: The Land + Construction route is risky for residency because delays in construction can leave you in visa limbo.
The Shift: Real Estate is no longer just "buy anything." You must now balance Zoning (Location), Usage (Residential vs. Commercial), and Size (120 sqm rule).

Ready to move forward with a Golden Visa or a corporate residence permit?

At Expat Law, we handle the full process end-to-end—eligibility review, property/company due diligence, document preparation, submissions, and follow-up with the authorities.

👉 Contact our team to book a consultation and get a clear step-by-step plan tailored to your investment and timeline.

Frequently Asked Questions (FAQs)

1) Is the Greece Golden Visa only available through buying a home?

No. The Greece Golden Visa can also be supported through other qualifying real-estate structures, including long-term rights, inheritance/parental gift cases, construction, and change-of-use investments—depending on the scenario.

2) Can I apply if I can’t be in Greece the whole time?

Often, yes. In some cases, applications can be handled with limited presence, with the applicant attending later for biometrics.

3) What usually delays Golden Visa applications?

Most delays come from documentation gaps: unclear payment trail, missing registration proof, or inconsistencies in the investment file.

4) Do I need private health insurance in Greece?

In most cases, yes. Private health insurance coverage is typically part of the standard residence-permit documentation.

5) Can I invest through a company rather than in my personal name?

Yes, but the file usually needs robust proof that the investor is the ultimate controlling person of the entity.

6) Are there residence permits in Greece for shareholders who don’t buy property?

Yes. Separate investor/shareholder permits exist for qualifying investment in Greek companies, based on documented capital participation.

7) How do listed company investments get proven?

Typically through custodian bank/investment firm confirmations, securities account evidence, and proof that the holdings are maintained at the relevant time.

8) Can a board member or legal representative get a permit without a salary?

In certain categories, the role is expected to be unpaid for the permit holder, and the company’s financial profile may also be assessed.

9) What if I sell the property or reduce my shareholding later?

That can affect renewals and may trigger reporting duties. Always assess the impact before making changes.

10) Is this article legal advice?

No. It’s general information. Investment immigration is highly fact-specific, so tailored advice is essential before committing funds.