Greece Golden Visa,
EU Access from €250K.

Key takeaways

1. 1

   Third-country national, 18+

   Open to non-EU/EEA nationals aged 18 or over. EU and EEA citizens already have freedom of movement and are not eligible.

2. 2

   Valid health insurance

   Private health insurance valid in Greece is required for the initial application and all renewals.

3. 3

   Qualifying real estate investment

   Purchase of property worth at least EUR 250,000 (EUR 800,000 in high-demand zones including Athens centre, Thessaloniki, and selected islands). The property must be held throughout the residence period.

4. 4

   Clean criminal record

   Police clearance certificates from your country of origin. No serious criminal convictions.

5. 5

   Proof of funds

   Bank statements showing the investment capital and legal fees can be funded without affecting the applicant's solvency.

6. 6

   Clean investment source

   Documentation proving the investment funds come from lawful sources — employment, business, inheritance, or prior investment returns.

7. 7

   No language requirement (for residency)

   No Greek language test required to obtain or renew the golden visa. Language is required only if applying for citizenship after 7 years.

1. 1

   Property selection

   1–3 weeks

   Select a qualifying Mercan property (Keranis Residences in Piraeus) or review alternative options. Mercan's legal team confirms the property meets Greek Golden Visa criteria.

2. 2

   Preliminary legal review

   2–4 weeks

   Mercan's lawyers perform due diligence on the property, confirm the title deed structure, and prepare the purchase agreement.

3. 3

   Tax identification and bank account

   2–3 weeks

   Obtain a Greek AFM (tax ID) and open a local bank account. Mercan can handle this remotely via power of attorney.

4. 4

   Property purchase

   4–6 weeks

   Complete the property purchase via notarized sale agreement. Transfer funds from your bank to the seller's account. Receive the title deed.

5. 5

   Golden Visa application

   2–4 weeks

   Submit the Golden Visa application with property deed, supporting documents, and biometrics to the Greek Ministry of Migration.

6. 6

   Biometrics in Greece

   1 visit

   Travel to Greece for a single visit to provide biometric data. The visit can typically be combined with viewing your investment property.

7. 7

   Residence permit issuance

   3–6 months

   The Ministry of Migration issues your 5-year renewable residence permit. Permits are shipped or collected.

8. 8

   Renewal every 5 years

   Every 5 years

   Residence permits are renewable indefinitely as long as you continue to own the qualifying property. Mercan assists with every renewal.

What is the minimum investment for the Greece Golden Visa?

EUR 250,000 for real estate in qualifying areas, or EUR 800,000 in high-demand zones such as central Athens, Thessaloniki, and selected islands. The Mercan Keranis Residences project in Piraeus qualifies at the EUR 250,000 threshold.

Do I need to live in Greece to keep my residence permit?

No. There is no minimum residency requirement for the Greek Golden Visa. You only need to visit Greece once for biometrics and then whenever you renew. You can maintain your primary residence anywhere in the world.

Can my family be included?

Yes. Your spouse, dependent children under 21, and parents of both yourself and your spouse are all included under the single investment.

What is the path to Greek citizenship?

After 7 years of legal residency you can apply for Greek citizenship. The requirements include passing a Greek language test, passing a cultural knowledge test, residing in Greece for at least 183 days per year during those 7 years, and demonstrating genuine ties to the country.

Can I rent out the property?

Yes. You can rent out your investment property and keep the rental income. This is a key advantage of real estate-based golden visa programs like Greece over fund-based programs like Portugal.

Is the Keranis Residences project a good investment?

Keranis Residences offers a 3% guaranteed annual return on your investment plus an estimated 4%-7% annual capital appreciation. The project is located in Piraeus, a 20-minute commute from central Athens, with direct tram, metro, and highway access.

Is Greece part of the Schengen Area?

Yes. A Greek residence permit grants visa-free travel throughout the 29 Schengen Area countries for you and your family members included on the golden visa.

Can unmarried couples apply?

Yes. Couples in a civil or domestic partnership are eligible to apply for the Greek Golden Visa, provided they can demonstrate cohabitation through supporting documentation such as utility bills and a joint lease or property deed.

What is the ownership structure of the property?

Each Mercan Keranis Residences investor receives an individual title deed in their own name — not a co-ownership share or fund unit. This means you hold legal title to a specific apartment, can sell or rent it independently, and are not exposed to other investors' decisions. The 5-year Golden Visa lock-in applies to the property itself, not a fund vehicle.

Is a language test required for the Greek Golden Visa?

No. The Greek Golden Visa imposes no language requirement at the residency stage. A Greek language and culture exam is only required if you later choose to apply for Greek citizenship after seven years of tax residency.

• Greek Ministry of Migration and Asylum

  The government authority that processes Greek Golden Visa applications and issues residence permits.
• Enterprise Greece — Golden Visa Program

  The official Greek investment promotion agency with program details and qualifying areas.
• European Commission — Schengen Area

  Official European Commission information on Schengen travel rights for residence permit holders.