Greek Golden Visa and the Seven Year Residency Law in Greece: 2026 Guide

Last updated: March 2026

Why trust Mirabello Consultancy with your Greece application? As an IMC-accredited, ACAMS-certified investment migration firm headquartered in Zurich, Switzerland, we have guided over 250 families to successful citizenship with a 99% approval rate. Our Swiss precision and personalised approach ensure your application receives expert attention from start to finish. Meet our team.

Considering Greece citizenship? Book a free consultation with Mirabello Consultancy to discuss the best investment route for you and your family.

What Is the Greek Golden Visa Programme?

The Greek Golden Visa programme — formally established under Law 4251/2014 and significantly updated through subsequent legislation — is one of Europe's most sought-after residence-by-investment schemes. It grants non-European Union nationals and their families a five-year renewable Greek residence permit in exchange for a qualifying investment in Greece. Unlike many comparable European programmes, the Greek Golden Visa imposes no minimum physical stay requirement, making it particularly attractive for internationally mobile families and business owners who wish to preserve a European base without relocating full time.

What does "Greek Golden Visa" actually mean in practice? It means that upon completing a qualifying investment, you and your immediate family receive biometric residence cards that confer the right to live, work (for the principal applicant), and travel freely across all 27 Schengen Area member states. The permit is renewable every five years provided the investment is maintained, and it creates a clear, legally defined pathway to Greek permanent residency and, ultimately, to Greek citizenship through the Seven Year Law — a provision that is frequently misunderstood and deserves careful explanation.

For a broader comparison of European and global residence programmes, see our guide to the best golden visa investment programmes.

Greek Golden Visa: Investment Options and Thresholds in 2026

The Greek government has refined its investment tiers over recent years, introducing a tiered real estate model that distinguishes between high-demand and lower-demand locations. Understanding these thresholds is essential when planning your investment strategy.

Real Estate Investment

€800,000 threshold: This applies to residential property purchases in the most competitive locations — the municipality of Athens (Attica region), the municipality of Thessaloniki, all island municipalities with a registered population exceeding 3,100 residents (including Mykonos, Santorini, and Rhodes), and certain other high-demand coastal areas. The minimum property size is 120 square metres.

€400,000 threshold: This tier applies to most other regions of mainland Greece and smaller islands not covered by the higher band. The same 120 square metre minimum applies.

€250,000 threshold (conversion zones): Properties that are classified as commercial buildings being converted to residential use, or listed buildings undergoing restoration, qualify at this lower entry point regardless of location. This tier represents excellent value for investors willing to engage with renovation projects.

It is important to note that as of 2026, the purchase of timeshares or shared-ownership holiday property no longer qualifies for the Golden Visa. All real estate acquisitions must be registered in the applicant's name (or a qualifying legal entity) and maintained throughout the permit's validity period.

Alternative Investment Routes

• Capital contribution of €500,000 to a Greek credit institution or investment fund authorised by the Hellenic Capital Market Commission.
• Purchase of Greek government bonds with a minimum face value of €500,000 and a minimum remaining maturity of three years, acquired through a Greek bank.
• Business investment of €500,000 in a Greek company's share capital, provided the company has operations in Greece and employs at least five Greek employees.
• Strategic investment designation: Investments certified under Greek strategic investment legislation may qualify regardless of amount, subject to government approval.

Each route carries different risk profiles, liquidity considerations, and potential returns. Our consultants at Mirabello Consultancy assess each client's financial profile individually to identify the most appropriate pathway — whether that is a trophy property on a Greek island, a commercial-to-residential conversion in central Athens, or a capital market instrument. Speak with our team today to receive a personalised investment analysis.

What Is the Seven Year Law in Greece?

The phrase Greek Golden Visa — what is the 7 years law in Greece? is one of the most frequently asked questions we receive from prospective applicants. Here is a precise, definitive answer.

The Seven Year Law refers to Article 90 of Greek Law 4674/2020, which amended the Greek Citizenship Code (Law 3284/2004). Under this provision, a non-EU national who has legally resided in Greece for a continuous period of at least seven years — holding a valid Greek residence permit throughout — is eligible to apply for Greek citizenship by naturalisation, provided they meet a series of integration and eligibility criteria.

Critically for Golden Visa holders, the five-year residence permit counts towards the seven-year accumulation period, even if the holder has not physically spent most of their time in Greece. The law measures legal residence (i.e., the holding of a valid permit) rather than physical days spent in the country — although applicants must still demonstrate a genuine connection to Greece at the point of citizenship application.

Conditions for Naturalisation Under the Seven Year Law

To successfully apply for Greek citizenship after seven years of legal residence, applicants must satisfy the following criteria:

• Seven years of uninterrupted legal residence in Greece, evidenced by valid residence permits with no gaps.
• Sufficient knowledge of the Greek language, specifically a Level B1 certificate (or equivalent) from an accredited institution. This is arguably the most significant integration requirement and one that applicants should begin preparing for well in advance.
• Knowledge of Greek history and culture, assessed through a written examination at a licensed examination centre.
• No criminal record in Greece or in the applicant's country of origin or habitual residence.
• No grounds for deportation or threat to public order.
• Evidence of financial self-sufficiency — the authorities will review whether the applicant can support themselves and their dependants.

The naturalisation application is submitted to the Decentralised Administration office with jurisdiction over the applicant's registered Greek address. Processing times for citizenship applications currently range from 18 to 36 months after submission of a complete dossier, though this can vary depending on caseload and the specific regional authority involved.

It is worth emphasising that Greek citizenship by naturalisation is a discretionary act of the Greek state. Meeting the legal criteria creates a strong case but does not automatically guarantee approval. This is precisely why having qualified legal representation throughout the process is invaluable — and why Mirabello Consultancy's 99% approval rate reflects the quality of preparation we bring to every dossier.

Eligibility Requirements for the Greek Golden Visa

The Greek Golden Visa is open to all non-EU, non-EEA, and non-Swiss nationals who meet the following baseline criteria:

• Must be at least 18 years of age at the time of application.
• Must have a clean criminal record (verified by an apostilled certificate from the country of nationality and any country of long-term residence).
• Must hold valid health insurance coverage in Greece (private international health insurance policies are widely accepted).
• Must not be subject to an EU-wide entry ban or be included on international sanctions lists — a critical compliance check that Mirabello Consultancy, as an ACAMS-certified firm, conducts rigorously for every client.
• Must demonstrate that the qualifying investment funds originate from legitimate sources, supported by comprehensive source-of-funds documentation.

There is no requirement to speak Greek, achieve a minimum income threshold outside of the investment itself, or hold any specific educational or professional qualifications at the Golden Visa application stage. These requirements only become relevant if and when the applicant later pursues naturalisation under the Seven Year Law.

Who Can Be Included as a Family Member?

One of the Greek Golden Visa's most compelling attributes is its generous family inclusion policy. The following family members are entitled to their own residence permits under a single investment application:

• Spouse or civil partner of the main applicant (legally recognised partnerships qualify).
• Children of the main applicant and spouse who are unmarried and under the age of 21 — extended to age 24 if enrolled in full-time tertiary education in Greece or abroad.
• Dependent parents of the main applicant, without an upper age limit, provided financial dependency is documented.
• Dependent parents of the spouse or civil partner, under the same conditions.

Each qualifying family member receives their own biometric residence card valid for the same five-year period as the principal applicant. This means that a single real estate investment of €800,000 can secure European residency — and ultimately a pathway to citizenship — for an entire multi-generational family. For families from countries with restricted travel documents, this represents extraordinary value.

Family members also benefit from access to Greek public education (including state universities) and the Greek public healthcare system, making this an especially attractive proposition for families with children who may wish to pursue European university education.

The Application Process: Step by Step

The Greek Golden Visa application process, when managed by an experienced consultancy, follows a structured sequence. Here is what to expect:

1. Initial consultation and eligibility assessment — Mirabello Consultancy conducts a thorough review of your investment goals, family structure, nationality, and source-of-funds profile. This stage also involves preliminary compliance and due diligence checks.
2. Tax identification number (AFM) and Greek bank account — Before purchasing property or making any qualifying investment, you must obtain a Greek tax identification number (AFM) and open a Greek bank account. We coordinate this process, which typically takes 2–4 weeks and can often be completed without travelling to Greece through a power of attorney.
3. Investment completion — For real estate purchases, this involves engaging a qualified Greek notary to execute the purchase contract, conducting property due diligence (title searches, planning permission checks), and registering the property with the Hellenic Cadastre. For non-property investments, the relevant financial institution or fund manager handles the transaction documentation.
4. Biometrics and application submission — The main applicant and all family members must attend a biometrics appointment at a Greek consulate (if applying from abroad) or at the relevant Decentralised Administration office in Greece. Documents are submitted at this stage.
5. Interim certificate of filing — Upon submission, authorities issue a certificate confirming the application is under review. This certificate functions as a temporary residence document and allows holders to enter and remain in Greece and travel within the Schengen Area during the processing period.
6. Permit issuance — Biometric residence cards are typically issued within 6–12 months of a complete submission. Cards are collected in person in Greece.
7. Renewal every five years — The permit is renewed provided the qualifying investment is still held. The renewal process is considerably faster than the initial application.

Key Benefits of the Greek Golden Visa

The Greek Golden Visa stands out in a competitive global landscape for several compelling reasons:

• No minimum stay requirement — Unlike the Spanish, Portuguese, or Italian golden visa programmes (where physical presence requirements vary), Greece imposes no mandatory days per year. You maintain your permit simply by holding the investment.
• Schengen Area access — Residence card holders can travel freely throughout the 27-country Schengen Area without additional visas.
• 186-country travel access — Upon obtaining Greek citizenship (via the Seven Year Law), holders of a Greek/EU passport enjoy visa-free or visa-on-arrival access to 186 countries, including the United States, Canada, the United Kingdom, Japan, and Australia.
• Right to work in Greece — The main applicant holds full working rights in Greece. Family members may also work upon receipt of their residence permits.
• Access to EU rights — Greek citizens enjoy full EU citizenship rights, including the right to live, work, and study in any of the 27 EU member states.
• Favourable tax environment — Greece offers an attractive non-domicile tax regime for high-net-worth individuals who elect to transfer their tax residency to Greece, with a flat annual tax of €100,000 on foreign-sourced income.
• Strong real estate market — Greece's property market has delivered sustained growth in key locations, combining lifestyle value with genuine investment returns.
• Clear citizenship pathway — The Seven Year Law provides one of the clearest legally defined routes to EU citizenship available through any investor residence programme in Europe.

For a wider comparison of investment migration options, explore our comprehensive guide to the best citizenship by investment programmes.

Frequently Asked Questions: Greek Golden Visa and the Seven Year Law

What is the Greek Golden Visa, and who can apply?

The Greek Golden Visa is a residence-by-investment programme available to non-EU nationals who make a qualifying investment in Greece. Investment options include real estate purchases from €250,000 (in designated conversion zones) to €800,000 (in high-demand areas), as well as capital contributions, government bonds, and business investment from €500,000. Applicants must be at least 18, hold a clean criminal record, and have valid health insurance. There is no language requirement at the application stage.

What is the 7 years law in Greece, and how does it relate to the Golden Visa?

The Seven Year Law (Article 90 of Law 4674/2020) allows non-EU nationals who have legally resided in Greece for seven continuous years to apply for Greek citizenship by naturalisation. Golden Visa holders qualify because their five-year (and subsequently renewed) residence permits count as legal residence even without significant physical presence in Greece. After seven years of holding valid permits, applicants may apply for naturalisation, subject to passing a Greek language test (Level B1), a history and culture examination, and standard integrity checks.

Do I need to live in Greece to maintain my Golden Visa?

No. Greece does not impose any minimum physical stay requirement for Golden Visa holders. Your five-year renewable residence permit remains valid as long as the qualifying investment is maintained, regardless of how many days per year you actually spend in Greece. This is one of the programme's most distinctive advantages compared with other European golden visa schemes.

How long does the Greek Golden Visa application take to process?

Processing times for the initial Golden Visa application typically range from 6 to 12 months from the date of a complete submission, depending on the workload of the relevant Decentralised Administration office and the completeness of the documentation submitted. During this period, applicants receive an interim certificate of filing that serves as a temporary authorisation to remain in Greece and travel within the Schengen Area. Mirabello Consultancy manages your dossier to minimise delays caused by documentation gaps or procedural issues.

Can my family members also become Greek citizens through the Seven Year Law?

Yes, in most cases. Family members who hold Greek residence permits derived from the main applicant's Golden Visa also accumulate legal residence time in Greece. After seven years of continuous legal residence (evidenced by valid permits), each family member may independently apply for Greek citizenship by naturalisation, provided they individually satisfy the language, culture, and integrity requirements. Children born in Greece to Golden Visa holders may also have independent pathways to citizenship under separate provisions of Greek nationality law.

What happens if I sell my Greek property before obtaining citizenship?

If you sell the qualifying real estate investment before obtaining your Golden Visa residence permit or during an active permit period, your permit application will be refused or your existing permit may be revoked. Your investment must be maintained for the entire duration of each permit cycle. When pursuing the Seven Year Law naturalisation route, it is strongly advisable to retain the qualifying investment until citizenship is granted to avoid any disruption to your residency status — and hence the continuity of your seven-year accumulation period.

Does the Greek Golden Visa grant access to the Greek public healthcare and education systems?

Golden Visa holders have the right to access Greek state healthcare and public education, including primary, secondary, and tertiary institutions. Many Golden Visa families enrol their children in Greek public universities, which offer degree programmes taught in English at significantly lower tuition costs than many private alternatives across Europe. Full EU rights in these areas become available upon obtaining Greek citizenship.

Related Reading

• Greece Golden Visa Programme
• Greece Golden Visa Complete Guide 2026