Minimum investment
€250,000
AT20Private Client Dossier
Greece
Greece Golden Visa (Residence by Investment)
Full Schengen residency from day one with no stay requirement, paired with one of Europe’s most efficient property pathways and the €100k non-dom regime for those who relocate.
Prepared by AT20 Capital · 7 June 2026 · Strictly private & confidential
At a glance
The essentials.
Status
Open — property route active
What it grants
Residence permit
Mobility
Full Schengen Area access
Physical presence
No minimum stay to obtain or renew the five-year permit.
Indicative timeline
Approximately 4–9 months end to end; biometrics within 6 months of filing.
Family
Spouse/partner, children under 21 (to 24 if dependent students), and the parents of both spouses — no dependency test on parents.
Tax position
Optional non-dom regime (separate from the visa): a flat €100,000/yr on worldwide non-Greek income for up to 15 years (+€20,000 per family member).
Location & country
Where on the planet.
Southeastern Europe · EU & Schengen
The cradle of Europe and a full Schengen member — thousands of islands, a reawakened property market and a fixed-cost non-dom tax regime. Visa-free movement across the zone from day one, with no obligation to relocate.
Capital
Athens
Currency
Euro (€)
Languages
Greek; English widely spoken
Time zone
EET (UTC+2)
Climate
Mediterranean
Population
≈ 10.4 million
Area
131,957 km²
Dialling · drives on
+30 · Right
Overview
Why Greece.
From the Athenian Riviera to the Cyclades, a market reawakened by the Golden Visa and the non-dom regime — and a member of the Schengen Area from day one. Sea-facing residences held within easy reach of the city, the marina and the islands, paired with one of Europe’s most efficient residency pathways.
What our clients come for
The case for Greece.
Schengen residency
A five-year renewable Golden Visa with visa-free travel across the Schengen Area for the whole family — and no physical-stay requirement.
Fixed €100k tax residency
The non-dom regime: a flat €100,000 per year on worldwide non-Greek income for new tax residents — a long-horizon framework for relocating capital.
Holiday homes
Sea-facing residences from the Athenian Riviera to the islands — enjoyed privately, let through the season.
Land for your own development
Plots and development land for clients building their own vision on the Greek coast — sourced and managed end to end.
Capital growth
A market in a multi-year recovery, lifted by the Golden Visa, tourism records and renewed international demand.
Rental income
Premium short-let and long-let yields on the Riviera and the islands, fully managed on your behalf.
Residency pathways
The routes we open.
01
Golden Visa — €250,000
Conversion / restorationConversion of commercial property to residential use, or restoration of a listed building — regardless of location or size.
02
Golden Visa — €400,000
Standard areasA single residential property of at least 120 m² in standard areas, with five-year renewable residency for the family.
03
Golden Visa — €800,000
Prime areasProperty in Athens, Thessaloniki and islands of 3,100+ inhabitants — the prime-location tier.
04
Non-Dom Tax Regime
€100k flatA flat €100,000 annual tax on worldwide non-Greek income for new tax residents, plus €20,000 per included family member. It requires a qualifying investment of at least €500,000 in Greece within three years and that you were not a Greek tax resident in seven of the prior eight years; the regime runs for up to 15 years.
Tax position
How your capital is treated.
The non-dom regime fixes tax on worldwide non-Greek income at €100,000 per year (plus €20,000 per family member), for up to 15 years — available to new tax residents who invest at least €500,000 in Greece within three years and were not Greek tax-resident in seven of the prior eight years. Golden Visa holders have no minimum-stay obligation. Confirmed with licensed Greek tax counsel.
Optional non-dom regime (separate from the visa): a flat €100,000/yr on worldwide non-Greek income for up to 15 years (+€20,000 per family member). It requires a ≥€500,000 Greek investment — distinct from the €250,000 visa minimum — and prior non-residence. The Golden Visa itself triggers no tax residency.
Indicative cost
What it costs, end to end.
Modelled on a €400,000 qualifying property for two adults. Indicative only.
| Property investment | €400,000 |
| Transfer tax (3.09%) | €12,360 |
| Notary & land registry (~1.7%) | €6,800 |
| Legal fees (~1.2%) | €4,800 |
| Legal VAT (24%) | €1,152 |
| Golden Visa application · 2 applicants | €2,150 |
| Total upfront | €427,262 |
| Health insurance · 2 × ~€350 | €700/yr |
Process
From reservation to permit.
- 01Reservation & due diligence · 1–2 wks
- 02Greek tax number & bank account · 1–2 wks
- 03Purchase completed (notary) · 3–5 wks
- 04Golden Visa filed & biometrics · 5–8 wks
- 05Residence permits issued · ~10–16 wks
Document checklist
What we will need.
Shared once and reused across your file. We request and track each on your behalf.
Identity
- Passport copies (all pages)
- Passport-style photographs
- National ID (if applicable)
- Proof of address (utility bill / bank statement)
- CV / professional background
Civil status
- Birth certificates
- Marriage certificate (if married)
- Divorce certificate (if applicable)
- Adoption papers (if applicable)
- Dependent documents (proof of dependency) (if including dependants)
- Name-change documents (if applicable)
Compliance & due diligence
- Police clearance / clean criminal record
- Bank statements (recent)
- Bank reference letter
- Source-of-funds summary
- Source-of-wealth summary
- Tax residency declaration
- Sanctions / PEP declaration
- Litigation / bankruptcy declaration (where applicable)
Financial
- Proof of income
- Proof of net worth
- Employment letter (if employed)
- Company ownership documents (if a business owner)
- Audited financials (if applicable)
- Dividend statements (if applicable)
- Property sale agreement (if funds from a sale)
- Inheritance documents (if inherited)
- Gift deed (if gifted)
- Loan agreement (if financed)
Health & insurance
- Health insurance (where applicable)
- Medical certificate (where applicable)
Property
- Reservation agreement
- Sale & purchase agreement
- Title deed / land registry proof
- Proof of payment
- Bank transfer receipts
- Valuation report (where required)
- Developer documents (where required)
- Tax / VAT payment proof
Greece-specific
- Greek Golden Visa application form
- Passport photos
- Passport / travel document
- Entry visa (if required)
- Greek health insurance
- Property purchase contract
- Notarial deed
- Land registry / cadastre registration
- Proof of payment
- Greek tax number (AFM)
- Lawyer power of attorney
- Government fee receipts
- Biometrics / fingerprint appointment
Development client
- Company documents
- Certificate of incorporation
- Shareholder register
- Board resolution
- Business plan
- Site / location plan
- Master plan
- Land survey / surveyor documents
- Valuation report
- Title deed or pre-sale agreement
Who it suits
Built around your situation.
Americans
A Schengen base in Europe with no stay requirement, fixed-cost tax certainty and a familiar lifestyle.
Middle-Eastern families
A short-haul European foothold, strong rental demand and a discreet, full-service relationship on the ground.
Europeans
Second homes on the Riviera and the islands, with capital growth and managed income.
Risk & assumptions
What to weigh.
- Thresholds are tiered by area since Sept 2024: €250,000 applies only to commercial-to-residential conversions and listed-building restorations; standard property is €400,000 (most regions) or €800,000 (Attica, Thessaloniki and larger islands), each a single ≥120 m² property.
- The qualifying property must be retained for the life of the permit; selling it can void residence.
- The €100,000 non-dom regime is separate from the visa and requires actual Greek tax residency (183+ days).
Legal basis & official sources
Traceable to the law.
Administering authority
Ministry of Migration and Asylum (Hellenic Republic)
https://migration.gov.gr/en/golden-visa/Governing instruments
Immigration Code
Law 5038/2023, Articles 99–103 (current framework, replacing Law 4251/2014)
https://migration.gov.gr/en/enarxi-ischyos-kai-efarmogis-toy-neoy-kodika-metanasteysis-n-5038-2023/Golden Visa threshold reform
Law 5100/2024, Art. 64 (amends Art. 100 of Law 5038/2023) — tiered €250k/€400k/€800k
https://migration.gov.gr/en/golden-visa/Key statutory provisions
- A five-year renewable permanent residence permit for investors on a qualifying real-estate investment (Law 5038/2023, Arts. 99–103).
- Tiered thresholds since Law 5100/2024: €800,000 in prime areas (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 residents), €400,000 elsewhere — each a single property ≥120 m²; €250,000 only for commercial-to-residential conversions and listed-building restorations.
- No minimum-stay requirement to obtain or renew the permit; the qualifying property must be retained.
- Optional non-dom regime: flat €100,000/yr on worldwide non-Greek income for up to 15 years, requiring a ≥€500,000 Greek investment and prior non-residence (Law 4172/2013, Art. 5A).
Official sources
Ministry of Migration and Asylum — Golden Visa — https://migration.gov.gr/en/golden-visa/
Ministry of Migration and Asylum — implementation guidance — https://migration.gov.gr/en/dieukrinistika-golden-visa/
Enterprise Greece (national investment authority) — https://www.enterprisegreece.gov.gr/en/
Verified against the governing legislation and the administering authority; independently cross-checked. Last reviewed 2026-06-06 · confidence: high. All figures are indicative and confirmed by licensed counsel on engagement.
Questions
The essentials, answered.
Do I have to live in Greece?
No. The Golden Visa has no minimum-stay requirement — the residence permit is renewed every five years while the investment is held.
Who can be included?
Your spouse, children under 21 (renewable to 24 if unmarried and in full-time study), and the parents of both you and your spouse may be included on the application.
How does the €100,000 tax work?
Under the non-dom regime, qualifying new tax residents pay a flat €100,000 per year on all non-Greek income, irrespective of the amount — plus €20,000 per additional family member.
Can you handle the purchase and the visa together?
Yes — the acquisition and the Golden Visa application are managed as a single engagement, with licensed legal and tax counsel coordinated throughout.
Begin privately
Speak with AT20 Capital.
We map the route, the cost and the timeline around your family — privately, and without obligation. Property and residency are run as a single engagement, with licensed local counsel coordinated throughout.
client.services@8t20capital.com · at20capital.com/residence · WhatsApp +27 72 065 5497
This dossier is for general guidance only and does not constitute immigration, legal, tax, financial or property advice. Programme rules, investment thresholds, eligibility requirements and government policies change frequently — all figures are indicative and verified to 2026, and final positions are confirmed in writing by licensed professionals in the relevant jurisdiction. No residence approval is guaranteed: all applications are subject to due diligence, source-of-funds review, government discretion and applicable laws. Tax-residency planning requires personalised advice from appropriately qualified tax professionals. AT20 Capital coordinates the engagement and facilitates applications through admitted local counsel; it is not a law firm. Source basis: Hellenic Ministry of Migration & Asylum (migration.gov.gr); Law 5038/2023 Arts. 99-103 as amended by Law 5100/2024 Art. 64; non-dom under Law 4172/2013 Art. 5A (AADE). Tiering verified 2026-06.