How to Get a Golden Visa in Greece: Step-by-Step Application Process

October 3, 2025

“When I first landed in Athens, I thought the Golden Visa process would take a couple of months. Instead, I learned firsthand that while the brochures make it sound smooth, the reality is full of delays, translations, extra paperwork, and plenty of surprises”

This isn’t a sales pitch. It’s a real applicant’s walk-through of the Greek Golden Visa process — step by step, with tips on how to avoid the mistakes. We will cover the paperwork, timelines, hidden hurdles, and what life is really like once you have the permit.

This guide is written in the first person and enriched with insights from our clients’ real-life experiences, to give you a detailed and practical understanding of the Golden Visa process in Greece.

1. Enter Greece & Sign POA

Before you do anything, you need to legally enter Greece. Depending on your nationality, that means either:

Visa-free entry (for many countries that have Schengen agreements), or
Short-term Schengen visa / national D visa, which a Greek lawyer can help arrange by issuing an invitation letter.

The very first action most investors take is signing a Power of Attorney (POA) with a local lawyer. This is usually done at a Greek notary’s office.

What the POA does:

Authorizes your lawyer to get you a Tax ID.
Opens bank accounts.
Signs contracts on your behalf.
Submits the Golden Visa application.

Pro Tip (from my experience): Don’t just nod along during the translation. Ask for a written English translation of the POA before signing. I almost gave my lawyer more financial powers than I was comfortable with simply because the translator rushed through the Greek legalese.

2. Tax ID, Bank Account & Preliminary Work

Getting your Tax ID (ΑΦΜ)

Your lawyer or accountant applies for this. Since COVID, the process is largely digital, but you’ll still need to appear at the tax office in some cases. With your Tax ID, you also receive TAXISnet login details, which are essential for paying property taxes and filing anything online.

Pro Tip: Keep those login details safe. I once got locked out and spent weeks resetting access.

Opening a Bank Account

This is where many applicants underestimate the time. Banks are strict on KYC, and each appointment can take weeks to book.

Documents I was asked for:

Passport and POA
Proof of Tax ID (ΑΦΜ)
Proof of income (salary slips or bank statements)
A Greek SIM card receipt (yes, really)
Utility bill or proof of address

Expect repeat visits and additional requests. In my case, the first bank rejected my application because they didn’t like my foreign income documentation. It took me almost two months before another bank finally approved me.

3. Property Search, Due Diligence & Contracts

This is the fun part — but also risky if you don’t do proper due diligence.

Searching

Most people use Spitogatos (Greek property platform), but a lot of the better deals never make it online. My advice: network with local agents.

Property types that qualify:

New builds
Restored neoclassicals
Conversions of commercial to residential
Some fixer-uppers (with care)

Due Diligence

Your lawyer will:

Check debts or mortgages tied to the property
Verify zoning and permits
Order an engineer’s report (energy class, asbestos, structural issues)

Contracts

Preliminary contract: Pay a deposit (often 10%).
Final contract: Signed at notary, then registered with land registry.

3.1 Land Registry & Replacement Certificate

This step nearly broke my patience. In Attica, the land registry backlog is notorious. In my case, the registration certificate took over six months to issue.

Thankfully, the government now allows lawyers to issue a βεβαίωση ακινήτου (property confirmation certificate), which can be used in place of the registration certificate for Golden Visa applications. Without this, I would’ve waited half a year just to file my visa.

4. Golden Visa Application Submission & Processing

Once your property purchase is finalized, your lawyer files the Golden Visa application through the online Ministry of Migration portal.

Required documents include:

Passport copy & photos
Proof of property purchase (title deed / βεβαίωση)
Tax ID (ΑΦΜ)
Proof of medical insurance
Application form + POA
Payment of fees (~€2,000 main applicant, €150 per family member)

Tracking: There’s now an online portal to track application status. Within a few weeks, you receive a temporary residence permit in PDF form (no physical card). This allows you to stay in Greece while waiting.

4.1 Document Corrections & Back-and-Forth

This is where theory and reality diverge. The Ministry often requests corrections:

Missing notary statements
Incorrect transfer method
Incomplete translations

In my case, a missing apostille delayed approval by three months.

Pro Tip: Always have extra certified copies and over-prepare. Fixing issues after submission wastes months.

5. Biometric Collection & Final Permit Issuance

Once your application is approved, you’ll be called for biometrics (fingerprints, photo, signature).

Where: Immigration office or new biometric centers.
What to bring: Passport, application receipt, insurance.

After biometrics, it takes 2–4 months for the physical residence card to be issued. Validity starts from your temporary permit date, not when you collect the card.

Warning: If you wait too long to do biometrics, you’re losing months off your 5-year validity.

6. Life After Golden Visa: Pros, Cons & Realities

This is the part that glossy brochures never mention.

Banking headaches

Annual KYC updates: my bank froze my account once until I provided fresh tax statements.
Two-factor authentication requires a Greek SIM card — tricky if you live abroad.

Healthcare

You’ll pay private insurance, but public hospitals are available if you ever register as a resident.

Taxes

Property tax (ENFIA) applies annually.
You remain tax non-resident unless you declare full Greek residency.

Rental restrictions

Short-term rentals (Airbnb) are not allowed under Golden Visa rules. You can rent long-term, but that’s it.

6.1 Renewals & Maintaining the Investment

The visa lasts 5 years. For renewal, you must:

Still own qualifying property
Have valid insurance
Keep your Tax ID and documents in order

Start at least a year before expiration.

FAQs

How long does the Greece Golden Visa process actually take in 2025?

In theory, 3–6 months. In reality, expect 9–12 months if you factor in bank delays, land registry backlog, and correction notices.

Can I rent out my property or use it on Airbnb?

You can rent long-term. Airbnb and short-term rentals are forbidden. Violations risk fines or even visa cancellation.

Does the Greece Golden Visa lead to citizenship?

Yes — after 7 years of continuous residency, provided you meet integration and language requirements. But most investors treat it as a residency tool, not a direct path to citizenship.

Final Thoughts
Getting the Greek Golden Visa isn’t quick or frictionless. But once you’ve navigated the bureaucracy, you’ll have a 5-year renewable permit, access to the Schengen Zone, and the stability of EU residency.