Vista Verde A03
This apartment is located in a prime area, offering proximity to cafes, restaurants, shops, and
What is the Greek Golden Visa and how can I obtain it?
Secure European residency through strategic property investment
The Greek Golden Visa program offers non-EU nationals a streamlined path to European residency through qualified real estate investments. Starting from €250,000, this investor visa provides permit holders and their families with exceptional mobility across the Schengen Zone and access to Greece’s Mediterranean lifestyle.
Key Program Highlights:
- Minimum investment: €250,000 in Greek real estate
- Processing time: Typically 3-10 months from property purchase to permit issuance
- Family inclusion: Spouse, children under 21, and dependent parents
- Residency benefits: Travel freely within the Schengen Area
- Minimal stay requirements: No obligation to reside in Greece
What is the minimum investment and what restrictions apply?
Greece’s Golden Visa program has updated its investment requirements to ensure a more structured real estate market and sustainable foreign investment. Depending on location, the minimum investment thresholds are:
Minimum amount
- Standard threshold: €400,000 for residential property purchases.
- Combined investments: allowed only when legally consolidated under one qualifying title (check with counsel).
Regional variations
- Major markets (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 residents): €400,000.
- Other regions: €400,000 but local zoning and use rules may affect eligibility.
Single‑property rule & size
- Typically, must be a single qualifying property (approx. minimum usable area guidance: ~120 sqm — confirm locally).
- Splitting the total across many small units may be rejected.
Rental & usage restrictions
- Long‑term leases: generally permitted.
- Short‑term rentals (Airbnb): often restricted by local regulation; verify municipal rules and tax obligations.
Commercial
- Conversion permitted if completed legally before application; some conversions reference a different minimum threshold
Who can apply? Eligibility & key requirements
Non‑EU/EEA nationals aged 18+ who make the qualifying investment can apply; applicants must provide clean criminal records, valid health insurance and proof of funds. Family members (spouse, dependent children, and in some cases dependent parents) can be included.
Age & nationality
- Must be at least 18 years old.
- Applicant cannot be an EU/EEA citizen for this program (check specific exclusions).
Criminal record & character
- Clean criminal background required (certificate(s) with any needed apostilles/translations).
Health insurance
- Valid health insurance covering applicant and dependents is mandatory at application.
Family inclusion
- Eligible family: spouse, children (commonly under 21 or dependent—confirm local rule), and dependent parents (conditions apply). Provide marriage/birth certificates and dependency evidence.
Proof of funds & source documentation
- Bank transfers, sale contracts, tax records or other documentation proving legal origin of funds must be submitted.
Why choose the Greek Golden Visa? Benefits & competitive advantages
The Greek Golden Visa offers visa‑free Schengen travel, residency for the investor and family without mandatory physical residence, access to Greek healthcare/education, and a low entry threshold compared to some EU programs.
Visa‑free Schengen travel
- Residence permit enables travel across the Schengen Area for business or leisure.
No mandatory residence requirement
- Holders are not required to live permanently in Greece to keep the permit (periodic visits suffice).
Pathway to long‑term status
- After a period of continuous legal residence (verify current rule, commonly considered from 7+ years), applicants may become eligible to apply for naturalization under standard conditions.
Access to services & quality of life
- Access to public/private healthcare and education; Mediterranean climate, culture and infrastructure are additional lifestyle advantages.
Cost competitiveness
- Lower minimum investment than many EU programs, making Greece attractive for cost‑sensitive investors.
How to manage property and what investment opportunities exist?
Professional property management ensures compliance and income while you live abroad; investment opportunities include long‑term rentals, buy‑to‑hold for resale, and legal residential conversions in growth markets.
Full property management services
- Services: maintenance, local representation, tenant screening, rent collection, tax filings and emergency response.
- Benefit: hands‑off ownership with local compliance.
Rental strategies & returns
- Long‑term rentals: stable income and predictable occupancy.
- Short‑term rentals: high yield but subject to local restrictions and seasonal variability—use only where allowed.
Renovation & conversion opportunities
- Converting commercial to residential or renovating undervalued stock can increase asset value—ensure permits and completion before application if relying on conversion for eligibility.
Market & ROI considerations
- Focus on liquidity and demand: Athens suburbs, Thessaloniki and selected islands show strong resale potential; evaluate transaction costs, taxes and expected rental yields.
Practical recommendations
- Do pre‑purchase title searches and zoning checks.
- Use local legal + tax advisors.
- Implement transparent accounting for fund‑source traceability.
Step-by-Step Guide
The Greek Golden Visa journey follows a precise, property-centered pathway integrating legal, financial, and administrative components designed for efficiency and compliance. This methodical process guides you from initial property selection to receiving your residence permit.
Process Overview: Each phase is carefully sequenced—beginning with property reservation and Power of Attorney establishment, progressing through contract execution and payment completion, and culminating in official application submission and biometric processing.Documentation
Management: Success depends on meticulous document preparation. Our system helps you track required originals and certified translations for each stage, ensuring nothing is overlooked.
Professional Support: Working with a specialized local attorney provides critical advantages: thorough title verification, anti-money laundering compliance, and optimized appointment scheduling with Greek authorities.Follow our comprehensive step-by-step guide below to navigate your Golden Visa application with confidence and precision.
STEP 1 | POWER OF ATTTORNEY (POA) PREPARATION
If the client is in Greece:
- A POA is prepared and signed by a Greek notary in collaboration with a lawyer.
- The lawyer is authorised to:
- Obtain a Greek Tax ID (5-7 business days).
- Open a Greek Bank Account (up to 7 business days). *(1)
- Manage the property purchase, including drafting and signing agreements.
- Submit and oversee the Golden Visa application.
If the client is remote:
- A POA is drafted with a Notary or Greek Embassy.
- It is authenticated with an Apostille.
- The POA is translated into English and Apostilled.
- The original and translated documents are sent to Greece.
- The Greek translation and submission are complete within 4 days.
STEP 2 | PRIVATE PURCHASE AGREEMENT
- A contract is signed between the buyer and seller, outlining purchase terms and deposit details.
- The lawyer signs on behalf of the client under the POA, ensuring legal protection.
DURATION: 1-2 DAYS
STEP 3 | PAYMENT TERMS & RESERVATION PROCESS
- A deposit of €5.000 is required to reserve the property.
- The payment schedule is as follows:
- Upon signing the Private Agreement, 10% of the purchase price is paid.
- A second payment of 10% of the purchase price is made by the end of February, if applicable.
- The final payment, covering the remaining balance, is made upon signing the final contract.+
STEP 4 | PREPARATION FOR THE FINAL SALE
- The legal team prepares the final contract.
- The client gathers the necessary documents for the Golden Visa. *(2)
DURATION: 2-3 WEEKS
STEP 5 | FULL PAYMENT & FINAL CONTRACT
- The remaining balance is transferred.
- The final contract is signed, and documents are received from the notary to proceed with the Golden Visa application.
STEP 6 | GOLDEN VISA APPLICATION PROCESS
- The lawyer submits all required documents within 5-7 business days. The processing steps include:
- On the same day of submission, confirmation is received.
- A "White Paper" is issued a few weeks later, confirming that the application is being processed.
- Around 2-3 weeks after submission, an appointment for biometrics is scheduled for fingerprints and photos.
- The visa issuance process takes between 3-12 months, depending on processing times.
FINAL STEP | VISA ISSUANCE
- Once issued, the lawyer can collect the visa or the client can pick it up in person.
- The Golden Visa grants visa-free travel within Europe and residency benefits in Greece.
Properties Avaliable For Golden Visa
Discover our exclusive collection of fully vetted properties that satisfy all Greek Golden Visa program criteria. Each listing has been carefully selected to ensure compliance with investment thresholds and legal requirements, providing you with confidence in your residency-through-investment journey.
Our portfolio features diverse property types across prime Greek locations—from sophisticated urban apartments in Athens and Piraeus to coastal retreats on sought-after islands. Whether you seek a personal residence, vacation home, or pure investment opportunity, our selection offers options aligned with various lifestyle preferences and investment strategies.
Each property listing includes comprehensive details about location advantages, property specifications, investment value, and Golden Visa eligibility confirmation. Our transparent approach provides all necessary information to make an informed decision that serves both your residency goals and investment objectives.
Browse our current available properties below, or contact our specialists for personalized recommendations based on your specific requirements and preferences. With Nest Land’s expertise, your path to European residency through quality Greek real estate investment becomes seamless and rewarding.
Piraeus
Quiet Harbor in Piraeus (B)
Modern 80 sq.m. apartment in a quiet street in Piraeus, 2 bedrooms, 1.5 bathrooms, open-plan
Piraeus
Quiet Harbor in Piraeus (A)
Modern 82 sq.m. apartment in Piraeus, 2 beds, 2 bathrooms, open-plan living. Close to shops,
Vista Verde A04
Modern 42 sq.m. apartment in a prime area, 1 bed, 1 bath, open-plan living, 8 sq.m. balcony. Close
Vista Verde B01
Modern 42 sq.m. apartment with 1 bed, 1 bath, open-plan living, and 8 sq.m. balcony. Close to
Athenian Chic Studio
This stylish 20 sq.m. Athens studio offers modern amenities and a prime location, making it a
Clients' Success Stories
We have a perfect track record. Countless clients have gotten European residency through our Greek Golden Visa program. Their testimonials speak volumes about our service. We are dedicated to guiding them at every step.
Hatoon A. - Saudi Arabia
Investor"Nest Land in Athens made buying property easy, even during Covid. They were professional and helpful, guiding me through the process. With their help, I secured my Golden Visa and now I trust them to manage multiple properties for me. I highly recommend them for anyone looking to invest in Greece."
Rainer G. - United Kingdom
Investor"Nest Land is a great team to work with. If you need any help, we highly recommend John, the founder. He is always very helpful. He convinces through his pro-active communication style and reliability. Cheers, Rainer"
Tarik K. - Turkey
Investor"My experience with Nest Land for the Golden Visa was excellent. The team was professional and dedicated. The consultation was clear, and communication with the legal team was smooth. They guided me through each step, ensuring accurate and prompt document submission. Nest Land's attention to detail and commitment to excellence gave me confidence. They tailored their services to my needs, exceeding expectations. Highly recommended!"
Leading' Golden Visa Solutions
Johan Angjeli — Founder & CEO
Real estate investor & Golden Visa specialist
Johan Angjeli is the Founder & CEO of Nest Land, a real estate investment and development firm focused on Golden Visa projects in Greece. With hands‑on experience in property renovation, legal compliance and international client management, he leads projects that deliver reliable returns and transparent execution.
