What are the steps for the Golden Visa process for a commercial-to-residential apartment?

The process typically includes: (1) Property Selection & Reservation, (2) Legal & Financial Preparation, (3) Property Purchase, (4) Golden Visa Application Submission, (5) Biometric Data Collection, and (6) Issuance of the Golden Visa.

What extra purchase costs should buyers expect?

Typical extra costs include: Transfer Tax (3%), Notary (1%), Land Registry (0.5–0.7%), and lawyer’s fee.

When do applicants receive a temporary residence permit?

Immediately after application submission, applicants receive a temporary residence permit allowing them and their family to stay in Greece until the final permit is issued.

Is a visit to Greece required?

Yes. Within a few weeks, applicants and family members must visit Greece once to provide biometrics (fingerprints, photos, signatures). This is the only mandatory visit for the visa process.

Who is eligible as family members under the Golden Visa?

Eligible family members typically include the spouse, children under 21 (extendable until 24 if financially dependent), and both sets of parents (of the investor and the spouse).

What documents are typically required?

Typical documents include valid passports, biometric photos, marriage and birth certificates (as applicable), health insurance covering Greece, purchase contract and registration proof, proof of payment, application forms, and state fee receipts. Foreign documents must be apostilled/legalized and officially translated into Greek.

What is the typical timeline to receive the final Golden Visa?

After signing and registering the contract, the application can be submitted immediately. Biometrics are usually completed within 1 month. Final residence permits are typically issued about 2 months from the application, so total time is often 2–3 months after purchase.

Luxury Apartments in North Athens to get the Gold Visa for €250K

Νέο Ηράκλειο, Iraklio, North Athens, Greece

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GREX155373 40 m2 1 Bedroom 1 Bathroom 2025 Year Built

New – Luxury Apartments in North Athens to get the Gold Visa for €250K

In today’s world, securing a second residency isn’t just a luxury, it’s a smart move.
Greece’s Golden Visa program recently raised the investment minimum to €800K in key areas, but for a limited time, you can still obtain EU residency at the original €250K threshold through select government-approved commercial-to-residential conversions.
This new project in North Athens, at the prestigious Neo Heraklio, qualifies.

With no requirement to live in Greece, the Golden Visa grants visa-free access to 27 EU countries and offers a long term residency pathway for you and your eligible family members (spouse, children up to age 21, and dependent parents).

This is one of the last chances to lock in EU residency at the €250K level.

Hurry up!

The Golden Visa program has undergone significant changes (01.04.2024), including increased investment limits, effective from September 2024.

Tier 1 | 800,000 EUR: This is a real estate investment in the areas of Attica, Piraeus, Thessaloniki, Mykonos, Santorini, and the islands, which have a population of more than 3,000 inhabitants.

The investor can obtain the Greek Golden Visa before the completion of construction. Here’s how it works:

As long as they have signed a binding contract for a property purchase that meets the following conditions:

1. The Purchase Price Meets the Threshold

2. The Sale Contract Clearly States That It Is Final and Irrevocable

3. Proof of Payment Is Provided

4. A Construction Timeline and Permit Must Be Attached

The contract should include or be accompanied by documents showing that the building has a valid permit and that construction is underway or scheduled.

Inspired by the natural beauty of the Mediterranean, this new project is designed to offer an eco-conscious and luxurious lifestyle. Every home within this groundbreaking development is meticulously crafted to uphold the highest standards of quality, innovation, and sustainability. Residents enjoy a harmonious balance between opulence and environmental responsibility, making it a truly unique place to call home.

Golden VIsa Athens Greece, Gold Visa Greece, European Residency Athens Greece

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AVAILABLE APARTMENTS

Golden Visa Process & Timeline (Commercial-to-Residential Apartment)

A step-by-step FAQ overview of the purchase workflow, legal steps, costs, and the typical residence permit timeline.

1) Property Selection & Reservation

First you choose a government-approved commercial-to-residential conversion project.
Sign a reservation agreement (optional but common) and pay a deposit to secure the unit.
Appoint a Greek lawyer (mandatory) to handle the process on your behalf.

2) Legal & Financial Preparation

Your lawyer will assist you open a Greek bank account.
Your lawyer will assist you obtain a Greek Tax Identification Number (AFM) for each family member applying.
Prepare and transfer the investment amount (min. €250,000) plus purchase taxes & fees.

Extra Purchase Costs:

Transfer Tax: 3%
Notary: 1%
Land Registry: 0.5–0.7%
Lawyer’s fee

3) Property Purchase

Then you will sign the purchase contract before a notary.
The property is usually off-plan or under construction, but the law allows Golden Visa issuance from the moment of signing and registering the contract.
Your lawyer will register the property at the Land Registry / Cadastre.

4) Golden Visa Application Submission

Your lawyer will submit the application at the Decentralized Authority of Greece.
You will pay the application fee (€2,000 per adult + €150 per child under 21) plus lawyer’s fee.
From this moment, you receive a temporary residence permit that allows you and your family to stay in Greece until the final permit is issued.

5) Biometric Data Collection

Within a few weeks, you and your family must visit Greece once to provide biometrics (fingerprints, photos, signatures).
This is the only mandatory visit required for the visa process.

6) Issuance of Golden Visa

After biometrics, the final residence permits are issued.
Processing time: usually 2 months from the application.

Eligible Family Members

Spouse (husband/wife).
Children under 21 years old (extendable until 24 if financially dependent).
Both sets of parents (your own and your spouse’s).

Required Documents (Typical List)

Passports (valid, with copies for all applicants).
Recent passport-sized photos (biometric standard).
Marriage certificate (for spouse).
Birth certificates (for children).
Valid health insurance policy covering Greece (can be arranged locally).
Purchase contract + proof of registration at the Land Registry.
Proof of payment (bank transfer receipt).
Application forms + state fee receipts.

Foreign documents must be apostilled / legalized and officially translated into Greek.

Timeline Overview

Property selection & due diligence
Contract signing & payment: 2–3 weeks
Application submission & temporary permit: immediately after signing
Biometrics: within 1 month (visit Greece once)
Final Golden Visa issued: approx. 2 months from application

Realistically, you and your family can obtain the Golden Visa within 2–3 months (or less) after purchase, while the property itself may be completed in 1.5–2 years.

FAQ about the Gold Visa Program in Greece