Golden Visa · Questions
Short answers, from first doubts to selling
The questions people ask before, during and after a Golden Visa purchase, in the order they usually ask them. Each answer is short and links to the page with the detail. General information, not legal advice.
Sources last checked October 14, 2026Independent legal review pendingGeneral information, not legal advice
Deciding
Is the €250,000 Greek Golden Visa still available?
Yes, as of October 13, 2026: for property converted to residential use under a permitting act issued on or after 5 April 2024, and for restored listed buildings, anywhere in Greece. Other homes need €400,000 or €800,000.
What does “change of use” mean?
A building’s main areas change from another use, such as an office or a shop, into housing, under a permitting act. The conversion must be completed before you apply.
Does the 120 m² minimum apply?
Not on the €250,000 routes. It applies to the €400,000 and €800,000 tiers, and to a later Golden Visa buyer of a property already used on the €250,000 route.
Does buying the property guarantee a Golden Visa?
No. A purchase is one condition. The authorities check the property, the payment and you, and decide each application. No outcome is guaranteed.
Who makes the decision?
The Greek authorities: the one-stop service of the Decentralised Administration where the property lies, within the programme run by the Ministry of Migration and Asylum. Not the seller, an agent or a lawyer.
Why does MVR 19 use the €250,000 route?
Patras is in the €400,000 tier, which needs 120 m² of main areas; MVR 19’s residences are smaller and come from converting an office building, so they are designed for the change-of-use route. Eligibility depends on completing that conversion and on the authorities’ decision.
What happens if the rules change before I apply?
Nobody can promise how a future law would treat a pending purchase. When the thresholds rose in 2024, transition rules protected some buyers who had already paid deposits; any future change would set its own rules. Ask your lawyer to address this in your contracts.
Buying
Can I buy remotely?
Yes. With a power of attorney your lawyer can get your tax number, sign the deed and file the application. You come to Greece in person for your fingerprints.
Can I appoint my own lawyer?
Yes, and you should: an independent Greek lawyer, not one introduced by the seller, who works for you alone.
When do I pay the property price?
The full price is paid before you apply, by bank transfer, crossed cheque or card into the seller’s account at a bank in Greece, by you, your spouse or a relative up to the second degree. A reservation pre-payment, if any, is part of the price.
What taxes and fees come on top of the price?
Transfer tax of 3.09%, the notary, land registry, your lawyer and the permit fees: about 6.6% at €250,000 before family fees. The announced 15% tax is not law.
How do I verify the developer, TPL S.A.?
In the Greek Business Registry (GEMI 143336716000), on the EU’s VIES service (VAT EL800864603) and on GLEIF (LEI 9845006C601CB29D1H76). Do it yourself, from the official sites.
How can I verify payment instructions?
Bank details only in a signed document your lawyer has read, confirmed by phone on a number you looked up yourself. We never change bank details by e-mail or messaging.
What happens if the project is delayed?
For MVR 19, the published terms say only this: a reservation pre-payment is refunded in full if the change-of-use permitting act is not issued. Every other case is set out in the written reservation agreement; have your lawyer check it.
Living with the permit
Do I need to live in Greece?
No. The current rules set no minimum stay. Living in Greece can matter for tax and, much later, for citizenship.
How long is the permit valid?
Five years, renewable while you keep the property.
Can my spouse, children and parents join?
Yes: your spouse or registered partner, your children under 21, and the parents of both of you. A child who turns 21 can receive a three-year permit of their own.
Can I work in Greece?
Not as an employee. The investor permit does not include the right to employment.
Can I travel in Europe?
You can visit other Schengen countries for up to 90 days in any 180. The permit does not let you live or work in them.
When must I visit Greece?
For your fingerprints after the application is filed; children under six are exempt. Otherwise, as often or as rarely as you like.
Renting and renewing
Can I rent the apartment out?
Yes, on an ordinary long-term lease. Rental income is taxed in Greece.
Can I use it for short-term rentals?
No. Short-term letting through platforms (stays under 60 days) is banned for Golden Visa property, with a €50,000 fine and loss of the permit. The property may not be a company’s seat either.
Can the permit be renewed?
Yes, every five years, as long as you still own the property, with the fee and a declaration about its use.
Selling and exit
Can I sell the property?
Yes, it is yours to sell. The permit rests on it, so plan the order.
What happens to my permit if I sell?
It ends, unless you replace the investment as the guidance allows: buy the replacement property first, notify the authorities, then sell.
What happens if my application is rejected?
You can appeal within two months, for a fee of €50. A refusal does not by itself undo the purchase; any reservation pre-payment is refunded only on the terms of your agreement. Ask your lawyer before you buy how a refusal would affect you.
Permanent residence, citizenship and passports
Does the Golden Visa lead to Greek citizenship?
Not by itself. Greece has no citizenship by investment. Citizenship comes only through naturalisation, under the same rules as for other residents.
What does naturalisation require?
According to the official procedure page (updated 1 October 2026): seven years of lawful and permanent residence, five years of economic integration, a €550 fee and a decision that takes about a year. The investor permit is among the residence titles listed.
Do the years count if I do not live in Greece?
That is a question for a lawyer. Naturalisation looks at real residence and integration; years held on paper may not be enough.
Is the permit called “permanent”?
Its legal name in Greek refers to permanent residence for investors, but in practice it is a five-year permit, renewed while you keep the property. It is not EU long-term resident status and not a passport.
Sources
- Law 5038/2023 (Migration Code), art. 100, as replaced by Law 5100/2024, art. 64 (accessed October 13, 2026)
- Joint Ministerial Decision 214926/2025 on supporting documents (Government Gazette B' 6014, 11.11.2025) (accessed October 13, 2026)
- Circular 1/2026 of the Ministry of Migration and Asylum (Prot. 72019, 21.04.2026), on Diavgeia (accessed October 13, 2026)
- mitos.gov.gr: investor residence permit, change of use, initial issue (accessed October 13, 2026)
- Law 5038/2023, art. 95: family members of third-country nationals (accessed October 13, 2026)
- Law 5038/2023, art. 171: residence permit fees (accessed October 13, 2026)
- mitos.gov.gr: naturalisation of foreign nationals (updated 1 October 2026) (accessed October 13, 2026)
- European Commission: the Schengen area and short stays (90 days in any 180) (accessed October 13, 2026)
- Ministry of National Economy and Finance: Draft State Budget 2027 (tabled 5 October 2026) (accessed October 13, 2026)
Talk it through with the developer
A private video call about the route, the residences and the process, at a time that suits you. No obligation.