Greece Golden Visa Consultant 2026: How Mirabello Guides Your Application

Last updated: March 2026

Applying for the Greece Golden Visa involves property due diligence, notaries, land registries, biometric appointments, government portals, and legal documentation in Greek. Navigating this alone — particularly from overseas — is the single most common source of errors, delays, and failed applications.

Mirabello Consultancy is a Swiss-based investment migration firm with a 99% approval rate across 350+ Golden Visa cases. This page explains exactly how our Greece Golden Visa service works, what you get, and why the right adviser makes a decisive difference.

What Is the Greece Golden Visa Programme?

The Greece Golden Visa — formally known as the Greek Residence Permit for Investment — is a residency-by-investment scheme established under Greek Law 4251/2014. It grants non-EU/EEA nationals and their immediate families a five-year renewable residence permit in exchange for a qualifying investment in Greece.

Unlike many European residency programmes, the Greece Golden Visa imposes no minimum stay requirement. Permit holders are not required to reside in Greece for any fixed period to maintain or renew their status. This makes it particularly attractive for internationally mobile individuals who wish to preserve the freedom of Schengen access without relocating.

Upon holding a Greek residence permit for seven years, investors may become eligible to apply for permanent residency or Greek citizenship, subject to the standard naturalisation criteria — including demonstrated ties to Greece and language proficiency. As a Mirabello Greece Golden Visa consultant engagement, we plan for this long-term pathway from day one.

Greece is a member of the European Union and the Schengen Area, granting permit holders and their families visa-free or visa-on-arrival travel across all 29 Schengen member states — a benefit that has consistently ranked the Greek programme among the most valuable in Europe. To compare Greece against other leading programmes, visit our guide to the best golden visa investment programmes.

Greece Golden Visa Investment Options in 2026

Following legislative reforms introduced in 2023 and 2024, the Greek programme now operates a tiered investment framework. Understanding which threshold applies to your chosen asset class — and which zone your property sits in — is one of the first tasks Mirabello performs for every client.

Real Estate Investment

Real estate remains the most popular route. Thresholds differ by location and property type:

• €800,000 minimum — Residential property in Athens (Attica region), Thessaloniki, Mykonos, Santorini, and any island with a population exceeding 3,100.
• €400,000 minimum — Residential property in all other regions of Greece not classified under the €800,000 tier.
• €250,000 minimum — Commercial-to-residential conversions and the restoration of listed heritage buildings, regardless of location. This is a specialist category that Mirabello actively sources for qualifying clients.

A single property or multiple properties may be combined to reach the threshold. Co-ownership is permitted under specific conditions, and off-plan purchases may qualify provided appropriate guarantees are in place.

Non-Real Estate Investment Routes

Since 2023, Greece has significantly broadened its non-property investment options, providing greater flexibility for investors whose capital strategy does not centre on Greek real estate:

• €500,000 — Investment in Greek government bonds (minimum ten-year maturity) held through a Greek credit institution.
• €500,000 — Investment in shares, corporate bonds, or Greek UCITS funds listed or operating in Greece.
• €500,000 — Capital contribution to a Greek company with registered offices in Greece and at least five employees.
• €500,000 — Investment in Greek real estate investment trusts (REITs).
• €800,000 — Investment in a domestic venture capital fund or private equity fund registered in Greece.

Mirabello works with carefully vetted Greek asset managers and fund administrators to present clients with investment options appropriate to their risk profile, timeline, and long-term objectives. For clients interested in broader European options, you may also wish to review our programme pages for Portugal and Spain.

Eligibility Requirements

The Greece Golden Visa is open to any non-EU/EEA national who meets the following core criteria:

• Age: Must be 18 years of age or older.
• Clean criminal record: No convictions in the applicant's country of residence or country of origin that would constitute an obstacle under Greek or EU law.
• Valid travel document: A passport or equivalent travel document valid for the duration of the application process.
• Health insurance: Comprehensive medical insurance coverage valid in Greece must be in place prior to application.
• Investment funds: Funds must originate from lawful sources. Greek authorities conduct source-of-funds due diligence, and Mirabello prepares a structured funds trail documentation package for every client to streamline this process.
• Entry visa: A valid Schengen or Type D national visa is required for the initial biometric appointment in Greece. Mirabello assists with this step as part of the pre-application phase.

There is no Greek language requirement at the residency stage, no net worth minimum beyond the investment amount, and no restriction on dual nationality under Greek immigration law. Naturalisation requirements are separate and more substantial — we advise clients on both stages from the outset.

How Mirabello Guides Your Greece Golden Visa Application: Step by Step

This is where working with a Mirabello Greece Golden Visa consultant makes the most tangible difference. The application is not complex in concept, but it is dense in execution — particularly for clients based in Asia, the Gulf, the Americas, or Africa who are managing transactions in a foreign language across multiple time zones.

Phase 1: Strategy and Investment Selection (Weeks 1–4)

Your dedicated Mirabello case manager conducts a comprehensive intake assessment covering your investment budget, family composition, travel patterns, tax residency considerations, and long-term objectives. We then present a curated shortlist of qualifying investments — typically two to four options — with due diligence summaries and independent legal opinions from our Greek legal partners.

For real estate clients, we coordinate viewings virtually or in person, liaise with Greek estate agents and developers on your behalf, and perform title searches, encumbrance checks, and urban planning verifications before any funds are committed. No client of Mirabello has ever lost money to a failed title or an unbuildable plot.

Phase 2: Legal and Notarial Preparation (Weeks 4–8)

Once an investment is selected, our Greek legal team — operating under power of attorney granted by the client — handles the following:

• Greek Tax Registry Number (AFM) registration
• Greek bank account opening (required for property purchases)
• Purchase agreement negotiation and notarial deed preparation
• Land registry and cadastre submission
• Investment completion and fund transfer coordination

Simultaneously, Mirabello's compliance team prepares the full Golden Visa application dossier: translated and apostilled personal documents, medical insurance certificates, criminal record certificates, health declarations, and proof of investment. Every document is reviewed by a senior case manager before submission — we do not leave quality control to chance.

Phase 3: Biometric Appointment and Application Submission (Week 8–12)

Clients must appear in person in Greece for the biometric appointment. Mirabello schedules this appointment through the official Greek Migration Ministry portal, advises on entry requirements, and accompanies or briefs clients for the appointment itself. Upon biometric submission, a temporary residence certificate is issued immediately, valid for one year. This document entitles holders to all residency benefits whilst the formal permit is processed.

Phase 4: Permit Issuance and Post-Approval Support (Months 3–6)

The formal five-year biometric residence card is typically issued within 3–6 months of the biometric appointment. Mirabello tracks your application status throughout and liaises directly with the Migration Ministry on any queries. Once issued, we brief you on renewal timelines (every five years), tax reporting obligations if relevant, and the long-term pathway to permanent residency and potential citizenship.

Processing Timeline and Costs

The Greece Golden Visa is one of Europe's faster residency programmes when the application is properly prepared. Below is a realistic timeline:

• Phase 1 (Investment selection and due diligence): 2–4 weeks
• Phase 2 (Legal preparation and investment completion): 4–8 weeks
• Phase 3 (Biometric appointment): 1–2 weeks from scheduling
• Phase 4 (Formal permit issuance): 3–6 months from biometric submission
• Total from engagement to permit card: Approximately 5–8 months

In terms of government fees and associated costs, clients should plan for the following approximate figures in addition to the qualifying investment:

• Government application fee: €2,000 for the main applicant; €150 per family member
• Property transfer tax: 3.09% of the property value (for resale properties; new builds are VAT-exempt under certain conditions)
• Notarial and legal fees: Approximately 1–2% of the property value
• Land registry fees: Approximately 0.5% of the property value
• Annual property tax (ENFIA): Variable based on property type and location

Mirabello's professional service fees are quoted transparently at the initial consultation stage. We do not charge referral commissions from developers or estate agents — our obligation is to you, not to the asset vendor.

Benefits of the Greece Golden Visa

For internationally mobile, high-net-worth families, the Greece Golden Visa offers a compelling combination of lifestyle access, travel freedom, and long-term optionality:

• Schengen Area access: Visa-free or visa-on-arrival travel across all 29 Schengen member states for the entire family.
• No minimum stay: Holders may reside anywhere in the world without jeopardising their Greek residency status.
• Path to citizenship: After seven years of residency, investors may apply for Greek citizenship and an EU passport — one of the world's most powerful travel documents.
• Property ownership: Greece offers a transparent property ownership framework and a market that has demonstrated consistent capital appreciation in prime locations.
• Quality of life: Greece's Mediterranean climate, healthcare system, internationally recognised educational institutions, and cultural heritage make it an attractive base for families spending time in Europe.
• Tax neutrality: The residency permit does not, by itself, create Greek tax residency. Clients are advised by Mirabello to seek independent tax advice specific to their domicile, but the programme is structured to be tax-neutral for those not residing in Greece.
• EU legal framework: Greece operates within EU law, providing investors with a high degree of legal certainty and asset protection.

For a broader comparison with other European and international programmes, we invite you to explore our comprehensive overview of the best citizenship by investment programmes.

Family Inclusion Under the Greece Golden Visa

One of the Greece Golden Visa's most appreciated features is its inclusive family reunification framework. A single investment qualifies the following family members for concurrent residency permits at no additional investment cost:

• Spouse or civil partner of the main applicant
• Children of the applicant or spouse who are under 21 years of age and unmarried (extendable to 24 years for full-time students in certain circumstances)
• Dependent parents of both the main applicant and the spouse

Each family member receives an independent biometric residency card tied to the same five-year renewal cycle as the primary applicant. Family members enjoy the same Schengen travel rights and the same pathway to long-term residency and eventual naturalisation.

Mirabello prepares a separate, fully documented dossier for each family member included in the application. We manage the scheduling of family biometric appointments and ensure that all dependent parents and children meet the supporting documentation requirements — a step that frequently causes delays in self-managed applications.

For families with children approaching or at university age, we also advise on the interaction between Greek student residency, EU study rights, and the Golden Visa framework. Please see our dedicated resource on the Greece Golden Visa programme page for further detail.

Frequently Asked Questions: Greece Golden Visa with Mirabello

Do I need to visit Greece to apply for the Golden Visa?

Yes. The biometric appointment requires the physical presence of each applicant in Greece. Mirabello prepares all documentation in advance so that the visit is typically a single, efficient trip of two to three days. We handle all scheduling, logistics briefings, and on-the-ground coordination to minimise the time commitment required of our clients.

Can I rent out the property I purchase for the Golden Visa?

Yes. There is no restriction on renting out your qualifying property — including short-term rentals through platforms such as Airbnb, subject to Greek licensing requirements. Mirabello works with Greek property management partners who can handle short-let licensing, rental management, and tax reporting for non-resident investors.

How long does the Greece Golden Visa process take with Mirabello?

From the initial engagement to the receipt of the formal biometric residency card, clients should allow approximately 5–8 months. The temporary residence certificate, issued at the biometric appointment, is valid from day one and provides all residency benefits during this period. Mirabello has never had a client wait beyond nine months for formal permit issuance.

What is the minimum investment for the Greece Golden Visa in 2026?

The minimum investment depends on the chosen route and location. For real estate, thresholds start at €250,000 for commercial-to-residential conversions and heritage restoration projects, rising to €400,000 for standard residential purchases in most of Greece, and €800,000 in high-demand zones including Athens, Thessaloniki, Mykonos, and Santorini. Non-real estate financial investments are available from €500,000.

What is Mirabello's approval rate for Greece Golden Visa applications?

Mirabello Consultancy holds a 99% approval rate across 350+ Greece Golden Visa cases. The single case that did not receive initial approval was subsequently approved on resubmission following a technical documentation query. No client of Mirabello has ever had a Greece Golden Visa application ultimately refused.

Can my parents be included on my Greece Golden Visa application?

Yes. Dependent parents of both the primary applicant and the spouse are eligible for inclusion under Greek immigration law. They receive their own biometric residence permits on the same five-year cycle. Mirabello prepares the required dependency documentation — typically financial dependency declarations and supporting bank statements — as part of the standard family inclusion process.

Is there a path to Greek citizenship through the Golden Visa?

Yes, subject to conditions. After seven years of holding a Greek residence permit, investors may apply for naturalisation under the standard Greek Citizenship Law. Requirements include demonstrated ties to Greece (including a physical presence record), a Greek language examination, and a clean criminal record. Mirabello advises clients on structuring their residency record from year one if long-term EU citizenship is an objective.