Minimum investment
€250,000
CapitalPrivate Client DossierGreece
Greece Golden Visa (Residence by Investment)
Full Schengen residency from day one with no stay requirement, paired with one of Europe’s most efficient property pathways and the €100k non-dom regime for those who relocate.
Prepared by 8T20 Capital · 13 June 2026 · Strictly private & confidential
At a glance
The essentials.
Status
Open — property route active
What it grants
Residence permit
Mobility
Full Schengen Area access
Physical presence
No minimum stay to obtain or renew the five-year permit.
Indicative timeline
Approximately 4–9 months end to end; biometrics within 6 months of filing.
Family
Spouse/partner, children under 21 (to 24 if dependent students), and the parents of both spouses — no dependency test on parents.
Tax position
Optional non-dom regime (separate from the visa): a flat €100,000/yr on worldwide non-Greek income for up to 15 years (+€20,000 per family member).
Location & country
Where on the planet.
Southeastern Europe · EU & Schengen
The cradle of Europe and a full Schengen member — thousands of islands, a reawakened property market and a fixed-cost non-dom tax regime. Visa-free movement across the zone from day one, with no obligation to relocate.
Capital
Athens
Currency
Euro (€)
Languages
Greek; English widely spoken
Time zone
EET (UTC+2)
Climate
Mediterranean
Population
≈ 10.4 million
Area
131,957 km²
Dialling · drives on
+30 · Right
Overview
Why Greece.
From the Athenian Riviera to the Cyclades, a market reawakened by the Golden Visa and the non-dom regime — and a member of the Schengen Area from day one. Sea-facing residences held within easy reach of the city, the marina and the islands, paired with one of Europe’s most efficient residency pathways.
What our clients come for
The case for Greece.
Schengen residency
A five-year renewable Golden Visa with visa-free travel across the Schengen Area for the whole family — and no physical-stay requirement.
Fixed €100k tax residency
The non-dom regime: a flat €100,000 per year on worldwide non-Greek income for new tax residents — a long-horizon framework for relocating capital.
Holiday homes
Sea-facing residences from the Athenian Riviera to the islands — enjoyed privately, let through the season.
Land for your own development
Plots and development land for clients building their own vision on the Greek coast — sourced and managed end to end.
Capital growth
A market in a multi-year recovery, lifted by the Golden Visa, tourism records and renewed international demand.
Rental income
Premium short-let and long-let yields on the Riviera and the islands, fully managed on your behalf.
Residency pathways
The routes we open.
01
Golden Visa — €250,000
Conversion / restorationConversion of commercial property to residential use, or restoration of a listed building — regardless of location or size.
02
Golden Visa — €400,000
Standard areasA single residential property of at least 120 m² in standard areas, with five-year renewable residency for the family.
03
Golden Visa — €800,000
Prime areasProperty in Athens, Thessaloniki and islands of 3,100+ inhabitants — the prime-location tier.
04
Non-Dom Tax Regime
€100k flatA flat €100,000 annual tax on worldwide non-Greek income for new tax residents, plus €20,000 per included family member. It requires a qualifying investment of at least €500,000 in Greece within three years and that you were not a Greek tax resident in seven of the prior eight years; the regime runs for up to 15 years.
Tax position
How your capital is treated.
The non-dom regime fixes tax on worldwide non-Greek income at €100,000 per year (plus €20,000 per family member), for up to 15 years — available to new tax residents who invest at least €500,000 in Greece within three years and were not Greek tax-resident in seven of the prior eight years. Golden Visa holders have no minimum-stay obligation. Confirmed with licensed Greek tax counsel.
Optional non-dom regime (separate from the visa): a flat €100,000/yr on worldwide non-Greek income for up to 15 years (+€20,000 per family member). It requires a ≥€500,000 Greek investment — distinct from the €250,000 visa minimum — and prior non-residence. The Golden Visa itself triggers no tax residency.
Indicative cost
What it costs, end to end.
Modelled on a €400,000 qualifying property for two adults. Indicative only.
| Advisory & coordination fee · paid to our Cyprus office — includes three months of project management | €10,000 |
| Property investment | €400,000 |
| Transfer tax (3.09%) | €12,360 |
| Notary & land registry (~1.7%) | €6,800 |
| Legal fees (~1.2%) | €4,800 |
| Legal VAT (24%) | €1,152 |
| Golden Visa application · 2 applicants | €2,150 |
| Total upfront | €437,262 |
| Health insurance · 2 × ~€350 | €700/yr |
Process
From reservation to permit.
- 01Reservation & due diligence · 1–2 wks
- 02Greek tax number & bank account · 1–2 wks
- 03Purchase completed (notary) · 3–5 wks
- 04Golden Visa filed & biometrics · 5–8 wks
- 05Residence permits issued · ~10–16 wks
Document checklist
The paperwork — directed and kept on track.
You don’t chase any of this. Share what you already have, or simply connect us with your PA, lawyer or family office — we tell everyone exactly what’s required and in what order, instruct the licensed professionals who issue, legalise and translate each document, and track the whole file so nothing lapses. The list below is for transparency, not homework.
Identity
- Passport copies (all pages)
- Passport-style photographs
- National ID (if applicable)
- Proof of address (utility bill / bank statement)
- CV / professional background
Civil status
- Birth certificates
- Marriage certificate (if married)
- Divorce certificate (if applicable)
- Adoption papers (if applicable)
- Dependent documents (proof of dependency) (if including dependants)
- Name-change documents (if applicable)
Compliance & due diligence
- Police clearance / clean criminal record
- Bank statements (recent)
- Bank reference letter
- Source-of-funds summary
- Source-of-wealth summary
- Tax residency declaration
- Sanctions / PEP declaration
- Litigation / bankruptcy declaration (where applicable)
Financial
- Proof of income
- Proof of net worth
- Employment letter (if employed)
- Company ownership documents (if a business owner)
- Audited financials (if applicable)
- Dividend statements (if applicable)
- Property sale agreement (if funds from a sale)
- Inheritance documents (if inherited)
- Gift deed (if gifted)
- Loan agreement (if financed)
Health & insurance
- Health insurance (where applicable)
- Medical certificate (where applicable)
Property
- Reservation agreement
- Sale & purchase agreement
- Title deed / land registry proof
- Proof of payment
- Bank transfer receipts
- Valuation report (where required)
- Developer documents (where required)
- Tax / VAT payment proof
Greece-specific
- Greek Golden Visa application form
- Passport photos
- Passport / travel document
- Entry visa (if required)
- Greek health insurance
- Property purchase contract
- Notarial deed
- Land registry / cadastre registration
- Proof of payment
- Greek tax number (AFM)
- Lawyer power of attorney
- Government fee receipts
- Biometrics / fingerprint appointment
Development client
- Company documents
- Certificate of incorporation
- Shareholder register
- Board resolution
- Business plan
- Site / location plan
- Master plan
- Land survey / surveyor documents
- Valuation report
- Title deed or pre-sale agreement
Your documents — and how each is obtained
We direct the chain — end to end.
For every document below we tell you exactly who issues it and in what order, then instruct and sequence the licensed professionals and authorities who issue, legalise (apostille or consular) and translate it into Greek — kept on track so nothing lapses before filing. Your only hands-on steps are providing what you already hold and attending one in-person biometrics appointment, which we arrange and prepare you for. Per-country issuer detail is confirmed with you at intake.
Passport (every applicant and dependant)Light touch
Provide a certified colour copy of the bio + signature page per person. We flag any passport with under 12 months' validity for renewal up front, and make sure the authority is re-notified and the card re-matched if a number changes mid-process.
Who issues itThe passport authority of each person's country of citizenship.
Validity windowMust stay valid throughout the application and for the life of the permit; several programmes require 1+ year beyond the process (Cyprus prefers 2+).
LegalisationCertified copy only.
What it provesA valid passport for each person on the application — main applicant, spouse and every dependant.
Police / criminal-record certificateWe direct
We build a per-person jurisdiction matrix from your 10-year residence history, tell you and your advisers exactly which certificate each authority must issue, and direct the licensed professionals running apostille + certified translation in parallel — sequenced and back-timed so each is still fresh at filing and biometrics. Slow issuers (e.g. FBI/ACRO/SAPS, India, Gulf states, Nigeria, China) are identified and chased from day one.
Who issues itThe police / national-records authority of the country of citizenship AND every country of meaningful residence (we capture this using the strictest rule: any country lived in for >6 months in the last 10 years).
Validity windowAccepted only while fresh: 3 months (Portugal, Greece) to 6 months (Cyprus, Latvia, Malta, Mauritius) — and must still be valid at the biometrics/decision appointment.
LegalisationApostille (Hague-Convention countries) or multi-step consular legalisation (non-Hague), done BEFORE translation.
What it provesA certificate of no criminal record (good-conduct) for every applicant aged 14+ and any benefactor.
Source-of-funds / wealth-origin packWe direct
We direct the assembly of one master wealth-origin narrative + money-trail pack BEFORE any money moves: 6–12 months' bank statements of the funding account, tax returns, and documentary origin for each tranche (business-sale agreement, dividend/salary records, inheritance grant, gift deed, prior-investment returns). We brief the local bank and its KYC team ahead of time and map the exact remittance path the programme requires.
Who issues itAssembled from the client's own banks, employers, companies and advisers; the executing/local bank runs its own due diligence.
Validity windowHeadline 3-month account statement refreshed to the submission date; the underlying trail reaches back to origin of wealth.
LegalisationCertified copies; bank confirmations as required.
What it provesDocumentary proof that the investment (and often the income) is lawfully sourced and traceably remitted from the applicant's own account — the modern #1 rejection/referral risk.
Civil-status & family documentsWe coordinate
We tell you exactly which documents need a fresh certified extract (any older than ~6 months), plus the enrolment + financial-dependency evidence required for any adult child, then instruct and sequence the licensed professionals through the apostille and certified-translation steps. Sworn affidavits (where required) are executed in person near submission.
Who issues itThe civil-registry of the issuing country; old certificates often need a fresh certified extract before they can be apostilled.
Validity windowGenerally current within ~6 months at filing (Portugal/AIMA bounces older civil documents).
LegalisationApostille or consular legalisation, then certified translation into the programme's language.
What it provesMarriage, birth, divorce and dependency documents proving each relationship and each dependant's eligibility.
Private health insuranceWe coordinate
We specify the exact policy each beneficiary needs to meet the highest applicable bar (named coverages, territory wording, full permit-period validity, each person itemised), start-dated to submission, and line up a destination-recognised insurer to issue it. For Mauritius we coordinate the in-country medical instead.
Who issues itA destination-recognised insurer (a home/travel policy is rejected). Mauritius uses in-country medical tests instead of an insurance certificate.
Validity windowMinimum cover varies: Cyprus ~€20k, Greece/Portugal/Malta ~€30k, Latvia €42,600 liability limit; must run the full permit period and be valid at biometrics.
LegalisationInsurer certificate (no apostille).
What it provesA residency-grade private health policy, valid in the destination, covering each beneficiary for the permit period.
Secured income & capital evidenceWe direct
We compute the exact per-family threshold (e.g. Cyprus €50k + €15k spouse + €10k/child) and direct the assembly of recurring-income proofs — distinguishing recurring income from one-off capital, which does not count.
Who issues itAssembled from tax returns, employment/pension/dividend/rental contracts, audited financials and bank/brokerage statements.
Validity windowLast 1–2 years; statements refreshed to submission.
LegalisationCertified copies; translations where required.
What it provesProof of the required secured annual income (from abroad, on the real-estate routes) and liquid capital, scaled to family size.
In-person biometrics / presenceWe coordinate
We set the expectation at intake, pre-clear any entry visa needed just to attend, and plan one coordinated family trip after file acceptance (Latvia needs two appearances; Mauritius stacks the medical with biometrics).
Who issues itThe migration authority, in the destination country.
Validity windowUsually after approval/file-acceptance — sequenced so other documents don't expire during the wait.
What it provesThe one step that can't be done remotely — fingerprints/photo (and, for Mauritius, in-country medical tests).
The legalisation chain. A single apostille from the issuing country's competent authority, then certified translation. For countries outside the Hague Convention: Multi-step consular legalisation via the destination's embassy in the issuing country (weeks–months) — we start it immediately. Non-Hague examples: UAE and Vietnam (note: China joined the Apostille Convention in November 2023, so Chinese public documents now take an apostille, not consular legalisation). Always apostille/legalise FIRST, then translate (so the apostille is captured). Some programmes (Malta) require a translation done abroad to itself be apostilled.
Who it suits
Built around your situation.
Americans
A Schengen base in Europe with no stay requirement, fixed-cost tax certainty and a familiar lifestyle.
Middle-Eastern families
A short-haul European foothold, strong rental demand and a discreet, full-service relationship on the ground.
Europeans
Second homes on the Riviera and the islands, with capital growth and managed income.
Risk & assumptions
What to weigh.
- Thresholds are tiered by area since Sept 2024: €250,000 applies only to commercial-to-residential conversions and listed-building restorations; standard property is €400,000 (most regions) or €800,000 (Attica, Thessaloniki and larger islands), each a single ≥120 m² property.
- The qualifying property must be retained for the life of the permit; selling it can void residence.
- The €100,000 non-dom regime is separate from the visa and requires actual Greek tax residency (183+ days).
Legal basis & official sources
Traceable to the law.
Administering authority
Ministry of Migration and Asylum (Hellenic Republic)
https://migration.gov.gr/en/golden-visa/Governing instruments
Immigration Code
Law 5038/2023, Articles 99–103 (current framework, replacing Law 4251/2014)
https://migration.gov.gr/en/enarxi-ischyos-kai-efarmogis-toy-neoy-kodika-metanasteysis-n-5038-2023/Golden Visa threshold reform
Law 5100/2024, Art. 64 (amends Art. 100 of Law 5038/2023) — tiered €250k/€400k/€800k
https://migration.gov.gr/en/golden-visa/Key statutory provisions
- A five-year renewable permanent residence permit for investors on a qualifying real-estate investment (Law 5038/2023, Arts. 99–103).
- Tiered thresholds since Law 5100/2024: €800,000 in prime areas (Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 residents), €400,000 elsewhere — each a single property ≥120 m²; €250,000 only for commercial-to-residential conversions and listed-building restorations.
- No minimum-stay requirement to obtain or renew the permit; the qualifying property must be retained.
- Optional non-dom regime: flat €100,000/yr on worldwide non-Greek income for up to 15 years, requiring a ≥€500,000 Greek investment and prior non-residence (Law 4172/2013, Art. 5A).
Official sources
Ministry of Migration and Asylum — Golden Visa — https://migration.gov.gr/en/golden-visa/
Ministry of Migration and Asylum — implementation guidance — https://migration.gov.gr/en/dieukrinistika-golden-visa/
Enterprise Greece (national investment authority) — https://www.enterprisegreece.gov.gr/en/
Verified against the governing legislation and the administering authority; independently cross-checked. Last reviewed 2026-06-06 · confidence: high. All figures are indicative and confirmed by licensed counsel on engagement.
Questions
The essentials, answered.
Do I have to live in Greece?
No. The Golden Visa has no minimum-stay requirement — the residence permit is renewed every five years while the investment is held.
Who can be included?
Your spouse, children under 21 (renewable to 24 if unmarried and in full-time study), and the parents of both you and your spouse may be included on the application.
How does the €100,000 tax work?
Under the non-dom regime, qualifying new tax residents pay a flat €100,000 per year on all non-Greek income, irrespective of the amount — plus €20,000 per additional family member.
Can you handle the purchase and the visa together?
Yes — the acquisition and the Golden Visa application are managed as a single engagement, with licensed legal and tax counsel coordinated throughout.
Begin privately
Speak with 8T20 Capital.
We map the route, the cost and the timeline around your family — privately, and without obligation. Your residence is coordinated as a single engagement, with the regulated work directed through licensed local counsel throughout.
service@8t20capital.com · 8t20capital.com/advisory · Private WhatsApp line on request
This dossier is for general guidance only and does not constitute immigration, legal, tax, financial or property advice. Programme rules, investment thresholds, eligibility requirements and government policies change frequently — all figures are indicative and verified to 2026, and final positions are confirmed in writing by licensed professionals in the relevant jurisdiction. No residence approval is guaranteed: all applications are subject to due diligence, source-of-funds review, government discretion and applicable laws. Tax-residency planning requires personalised advice from appropriately qualified tax professionals. 8T20 Capital coordinates, project-manages and directs the engagement and facilitates applications through admitted local counsel; it is not a law, tax or immigration firm and does not itself perform regulated legal, tax or immigration work. Source basis: Hellenic Ministry of Migration & Asylum (migration.gov.gr); Law 5038/2023 Arts. 99-103 as amended by Law 5100/2024 Art. 64; non-dom under Law 4172/2013 Art. 5A (AADE). Tiering verified 2026-06.