Residence Permit Greece: Immigration & Residency Options

• 18.08.2026

Residence Permits in Greece: A Complete Guide to Immigration and Residency Options

Greece attracts people for very different reasons. Some want to invest, some plan to retire, others work remotely for companies abroad, accept employment in Greece, study, or move to join family members.

For non-EU nationals, these different circumstances can lead to very different residence permit options.

One of the most common misconceptions is that obtaining residence in Greece necessarily means purchasing property through the Golden Visa programme. The Golden Visa is an important route, but it is only one part of the Greek immigration framework.

Depending on your circumstances, residence in Greece may be based on investment, independent financial resources, remote work, employment, family relationships, study or another legally recognised purpose.

This guide explains the principal routes, who they are intended for, their main requirements and the documentation applicants should expect to prepare.

Greek Residence Permit Options at a Glance

The appropriate route depends on why you want to live in Greece, how you support yourself financially, and whether you intend to work, invest, study or join family.

• Residence by Investment — For qualifying investors through real estate, bank deposits, financial investments, business/investment activity, startups or strategic investments.

• Financially Independent Person (FIP) — For individuals with sufficient stable financial resources from abroad who wish to reside in Greece without working in the Greek labour market.

• Digital Nomad — For individuals who live in Greece while working remotely for an employer, business or clients outside Greece.

• Employment in Greece — For third-country nationals coming to Greece to work for a Greek employer.

• Highly Qualified Employment / EU Blue Card — For highly qualified professionals meeting specific employment, qualification and salary requirements.

• Family Reunification — For eligible family members joining a third-country national who already legally resides in Greece.

• Family Member of a Greek Citizen — For qualifying third-country-national family members of Greek citizens.

• Family Member of an EU Citizen — For qualifying non-EU family members of EU citizens residing in Greece under EU free-movement rules.

• Study in Greece — For third-country nationals admitted to qualifying Greek universities or other educational programmes.

Other specialised residence permits are available for specific circumstances under Greek immigration law. The sections below explain the main routes, their requirements and the documentation involved.

 

First: Do You Need a Residence Permit in Greece?

The answer depends first on your nationality.

Citizens of EU and EEA countries benefit from European free-movement rules and do not follow the same immigration procedure as third-country nationals. Different registration requirements can apply when an EU citizen remains in Greece for an extended period.

Third-country nationals — generally, nationals of countries outside the EU/EEA — need an appropriate legal basis for long-term residence in Greece.

The Greek Ministry of Migration and Asylum maintains the official list ofresidence permit categories for third-country nationals, including permits connected with employment, investment, family circumstances and other purposes.

The important question is therefore not simply “How can I obtain a Greek residence permit?” but:

What is the appropriate residence route for the way I intend to live in Greece?

 

1. Residence in Greece Through Investment

Investment is one of the best-known routes to Greek residence, largely because of the international popularity of the Greek Golden Visa programme.

However, investment-based residence in Greece should not automatically be equated with purchasing residential property.

Greek immigration legislation provides different investment-related mechanisms. Depending on the applicable category and requirements, an investor may qualify through real estate, financial investments, a qualifying bank deposit, investment activity or other recognised forms of investment.

Real Estate Investment — Greek Golden Visa

The Greek Golden Visa allows qualifying third-country nationals to obtain a five-year renewable residence permit through eligible investment.

Real estate remains the best-known route.

Under the current property framework, different minimum investment thresholds apply depending on the location and characteristics of the property.

The principal thresholds include:

• €800,000 for qualifying property investments in Attica, Thessaloniki, Mykonos, Santorini and islands with a population exceeding the applicable statutory threshold;

• €400,000 for qualifying property investments in other areas of Greece; and

• €250,000 for certain specifically defined property investments, including qualifying conversions to residential use and certain listed buildings subject to restoration requirements.

The €800,000 and €400,000 routes are also subject to conditions concerning the investment being made in a single property and, in the relevant cases, minimum property area.

The €250,000 threshold should therefore not be understood as a general Golden Visa price available for any property anywhere in Greece.

MBG provides a more detailed explanation of the current thresholds and property requirements in its guide to theGreek Golden Visa and residence through real estate investment.

Typical documentation

Depending on the transaction, an investor should expect documentation including:

• Valid passport or travel document

• Evidence of lawful entry where applicable

• Residence permit application

• Required biometric photographs

• Health insurance satisfying the applicable requirements

• Proof of payment of the relevant administrative fees

• Notarial purchase agreement or other qualifying investment agreement

• Evidence of payment of the purchase price in the legally permitted manner

• Land Registry or Hellenic Cadastre documentation

• Notarial certification concerning the investment and statutory requirements

• Additional documents depending on the specific property route

Different documentation applies where the qualifying investment involves, for example, a long-term lease of eligible hotel or tourist accommodation rather than conventional property acquisition.

Investors considering the real-estate route should ideally examine immigration eligibility before committing to the transaction. A property being worth €250,000, €400,000 or €800,000 does not by itself establish that the transaction qualifies.

For investors who do proceed with real estate, understanding the widerproperty acquisition process in Greece is also important, as the transaction can involve a Greek tax number, legal due diligence, notarial procedures, registration and banking arrangements.

 

Residence Through a €500,000 Bank Deposit

Buying property is not the only way an investor may obtain residence in Greece.

Greek legislation also provides a financial-investment route involving a qualifying €500,000 fixed-term deposit with a Greek credit institution, subject to the applicable statutory conditions.

This can be particularly relevant to an investor who wants residence in Greece but does not necessarily want to acquire or manage Greek real estate.

It is important to distinguish this from simply keeping €500,000 in an ordinary current account.

The investment must meet the requirements of the relevant residence category and be properly evidenced by the financial institution. The qualifying investment must also continue to satisfy the applicable conditions for the residence permit to be maintained and renewed.

MBG has a dedicated guide explaininghow residence in Greece through a €500,000 bank deposit works, including the basic application procedure and family-member provisions.

Typical documentation

The application will generally require documentation relating to:

• The applicant's identity and passport

• Lawful entry/status where applicable

• Health insurance

• Administrative fees

• The qualifying deposit

• Certification from the relevant Greek credit institution

• Evidence that the investment satisfies the statutory conditions

• Documentation establishing family relationships where family members are included

Opening and maintaining the relevant banking relationship also involves bank due-diligence requirements. Applicants unfamiliar with Greek banking procedures can review MBG's guide toopening a bank account in Greece.

 

Other Financial Investment Routes

Greek residence-by-investment legislation also recognises qualifying financial investments beyond the fixed-term bank deposit.

Depending on the relevant statutory route, eligible investments can involve specified financial instruments, securities, bonds, shares or investment funds.

These routes are particularly important for investors who want exposure to Greek or qualifying financial assets without purchasing and maintaining real estate.

However, each route has its own:

• Minimum investment amount

• Eligible financial instrument

• Investment structure

• Certification requirements

• Holding requirements

• Renewal conditions

An investment should therefore be assessed against the specific immigration provision before funds are committed. A financial product being available through a Greek bank, broker or investment company does not automatically mean that it qualifies for an investor residence permit.

 

Investment Activity in Greece

Greek immigration legislation also provides for residence connected with qualifying investment activity.

This should be distinguished from the passive acquisition of a property.

An investor may instead be involved in an investment project or economic activity in Greece that satisfies the requirements established by Greek legislation.

This route can be relevant to entrepreneurs and investors whose objective is not simply to hold an asset but to deploy capital into economic activity in Greece.

The immigration analysis should be made alongside the proposed corporate and investment structure. Establishing or acquiring a Greek company does not automatically create a right of residence.

Investors planning commercial activity should therefore examine both the corporate requirements and the immigration status required for their intended role. MBG's overview ofcompany incorporation in Greece provides additional information on the principal Greek company structures and considerations for third-country nationals.

 

Startup Investment

Greece has also introduced an investment-residence route connected with investment in qualifying startups.

This creates an alternative for investors interested in entrepreneurship and innovation rather than conventional real estate.

The route is subject to specific requirements regarding matters such as the qualifying startup, minimum investment, investor participation and maintenance of the investment.

It should therefore not be confused with simply purchasing shares in any newly established Greek company.

For investors considering this option, the startup's eligibility and the structure of the investment should be verified before capital is committed.

 

Strategic Investment

Larger investment projects may fall within Greece's strategic-investment framework.

These projects operate on a substantially different scale from an individual purchasing a Golden Visa property or making a personal financial investment.

Depending on the investment and applicable legislation, qualifying investors and certain executives connected with strategic investments may obtain residence rights.

Because eligibility is linked to the underlying strategic investment, this route requires analysis of both the investment project and the immigration position of the individuals involved.

 

2. Financially Independent Person Residence Permit

Investment is not necessary for every financially secure person who wants to live in Greece.

A Financially Independent Person (FIP) residence permit is designed for third-country nationals who have sufficient stable financial resources to support themselves while residing in Greece without relying on employment in the Greek labour market.

This can be relevant, for example, to:

• Retirees receiving a pension from abroad

• Individuals receiving stable foreign-source income

• People with sufficient recurring financial resources who want to establish their residence in Greece without working locally

Under the current requirements, the applicant must demonstrate sufficient resources at the level applicable to the FIP category. Additional amounts are required when qualifying family members accompany the principal applicant.

Typical documentation

An applicant should expect to provide documentation such as:

• Valid passport

• Appropriate national visa where required

• Residence permit application

• Biometric photographs

• Health insurance

• Evidence of sufficient financial resources

• Bank statements and/or other financial documentation

• Pension documentation, where applicable

• Evidence of regular income or other qualifying resources

• Evidence concerning accommodation in Greece where required

• Documentation for accompanying family members

• Applicable administrative fees

The quality of the financial evidence matters. Simply showing a bank balance may not establish that the applicant meets requirements concerning sufficient and stable resources.

Applicants should also distinguish immigration residence from tax residence. Obtaining permission to reside in Greece does not, by itself, answer every question concerning an individual's tax-residency position.

Retirees considering relocation may also wish to understand Greece's separatetax regime for qualifying recipients of foreign pensions.

 

3. Digital Nomad Residence Permit

The Digital Nomad route addresses a very different situation.

It is intended for qualifying third-country nationals who want to live in Greece while continuing to work remotely for an employer, business or clients established outside Greece.

The fundamental distinction is where the applicant's professional activity is based.

A digital nomad is not using this residence route to take ordinary employment with a Greek employer.

The applicant must demonstrate sufficient income and provide evidence of the foreign employment, business or professional relationship supporting the remote work.

MBG has previously explained the principal conditions in its article onliving and working remotely in Greece as a digital nomad.

Typical documentation

Depending on whether the applicant is employed or self-employed, documentation may include:

• Valid passport

• Appropriate visa/status

• Residence permit application

• Health insurance

• Proof of sufficient income

• Employment contract with an employer established outside Greece

• Employer confirmation or corporate information

• Service agreements or client contracts for qualifying self-employed applicants

• Evidence that the professional activity can be performed remotely

• Bank statements and/or payslips

• Required declarations concerning remote work

• Documentation for accompanying family members

For a self-employed applicant, authorities may also require information concerning the applicant's business, its registered office and its activities.

A person who works online is therefore not automatically a digital nomad for immigration purposes. The underlying professional relationships must satisfy the requirements of the residence category.

 

4. Residence Through Employment in Greece

Third-country nationals coming to Greece to work for a Greek employer generally need an employment-based immigration route.

This is fundamentally different from the FIP or Digital Nomad categories because the applicant intends to participate in the Greek labour market.

Depending on the type of employment, the procedure may begin with the Greek employer and can involve an admission or invitation procedure before the employee enters Greece.

Typical documentation

Depending on the employment category, the file may include:

• Valid passport

• Appropriate national visa

• Employment contract

• Documentation concerning the Greek employer

• Evidence of the applicable admission/approval procedure

• Salary and employment-condition documentation

• Professional qualifications where required

• Health/social insurance documentation

• Residence permit application

• Biometric photographs

• Administrative fees

A job offer alone does not necessarily authorise a third-country national to enter, remain and work in Greece. The employer and prospective employee should establish the appropriate immigration procedure before employment begins.

 

5. EU Blue Card — Highly Qualified Employment

Highly qualified third-country nationals may qualify for residence and employment through the EU Blue Card framework.

This route is designed for qualifying highly skilled employment and is subject to specific requirements concerning the employment relationship, qualifications and remuneration.

The EU Blue Card should therefore be considered separately from an ordinary employment residence permit.

Applicants may need to demonstrate:

• A qualifying employment contract or binding job offer

• Required professional or higher-education qualifications

• Compliance with the applicable salary threshold

• Valid travel documentation

• Health coverage

• Any professional authorisation required for regulated professions

• Other documentation required under the applicable Blue Card procedure

For highly qualified professionals considering relocation to Greece, comparing the Blue Card route with the standard employment framework can be important before accepting or structuring an employment offer.

 

6. Family Reunification

A third-country national already residing legally in Greece may, subject to the applicable requirements, be entitled to bring qualifying family members to Greece.

The rules depend on the sponsor's residence status and the relationship with the family member.

Typical documentation

Family-reunification applications can involve:

• Passports and travel documents

• Residence permit of the sponsor

• Marriage certificate

• Birth certificates

• Documents proving other qualifying family relationships

• Evidence of sufficient financial resources

• Evidence of adequate accommodation where applicable

• Health insurance/healthcare coverage

• Visa documentation

• Application forms and photographs

• Administrative fees

Foreign civil-status documents frequently require particular attention. Depending on the issuing country and applicable international arrangements, documents may require an Apostille or other legalisation, together with an acceptable official translation.

 

7. Family Members of Greek or EU Citizens

A third-country national who is a qualifying family member of a Greek or another EU citizen may have residence rights based on that family relationship.

This should not be treated as identical to ordinary family reunification between third-country nationals.

Depending on the circumstances, qualifying relationships may include spouses, registered partners, children and certain other dependent family members.

Typical evidence can include:

• Valid passport

• Identification documentation of the Greek/EU citizen

• Marriage or partnership certificate

• Birth certificates

• Evidence establishing dependency where relevant

• Evidence concerning residence in Greece

• Health coverage where applicable

• Properly legalised/authenticated and translated foreign documents where required

The exact route should be determined according to the nationality and status of the EU/Greek family member and the applicant's relationship to that person.

 

8. Student Residence Permit

Third-country nationals admitted to qualifying study programmes in Greece may obtain residence for educational purposes.

The applicant generally needs to establish both admission to the educational institution and sufficient resources to support their stay.

Typical documentation

This may include:

• Valid passport

• Appropriate national visa

• Confirmation of admission or enrolment

• Information concerning the study programme

• Proof of sufficient financial resources

• Health insurance

• Residence permit application

• Required photographs

• Administrative fees

• Any additional documents required for the particular programme

Being admitted to a Greek university or educational institution does not by itself complete the immigration procedure. Academic admission and permission to reside in Greece are separate legal steps.

 

Which Greek Residence Permit Fits Your Situation?

The easiest way to understand the system is to begin with why you want to live in Greece.

If you want to invest capital, examine the available investment residence routes rather than assuming property is the only possibility.

If you have sufficient independent resources and do not intend to work in Greece, the Financially Independent Person route may be relevant.

If you intend to live in Greece while working remotely for an employer or business outside Greece, consider the Digital Nomad framework.

If you have accepted employment with a Greek employer, an employment residence permit or, for qualifying highly skilled professionals, the EU Blue Card may apply.

If your reason for moving is your spouse or family, examine the appropriate family residence route.

And if you are coming primarily for education, the student residence framework may be appropriate.

These are not the only residence permits available under Greek immigration law. TheGreek Ministry of Migration and Asylum provides the official immigration framework and application resources for third-country nationals.

 

Documents That Commonly Require Extra Attention

Although documentation varies between residence categories, certain issues recur across many applications.

Foreign documents

Birth certificates, marriage certificates, criminal-record certificates and other documents issued abroad may require an Apostille or another form of authentication/legalisation, depending on the country of origin and applicable international agreements.

Official translation may also be required.

Financial evidence

Where a residence category has a financial requirement, authorities may need more than evidence that funds exist.

The applicant may need to establish the amount, source, regularity and availability of those resources.

Health insurance

The required health coverage depends on the residence category and applicable rules. A general travel insurance policy should not automatically be assumed to satisfy residence-permit requirements.

Immigration and tax residence are different questions

A residence permit concerns the legal right of a third-country national to reside in Greece.

Tax residence determines how an individual may be treated for tax purposes.

One should not automatically be inferred from the other. Anyone planning a substantial relocation should consider the immigration and tax consequences separately.

 

Choosing the Right Residence Route Before Applying

The most familiar residence permit is not necessarily the most appropriate one.

Someone with significant capital may qualify for an investment route without wanting to purchase property.

Someone with sufficient recurring foreign income may need to examine the Financially Independent Person framework rather than making an investment solely to obtain residence.

A professional working entirely for a foreign company may have a different route from someone accepting employment with a Greek employer.

And an entrepreneur establishing a company in Greece should not assume that company ownership automatically creates residence or employment rights.

The appropriate strategy depends on the applicant's nationality, source of income, professional activity, family circumstances, investment plans and intended length and nature of residence in Greece.

How MBG Consulting Services Can Help

Residence in Greece often involves more than the residence permit application itself.

Depending on the route, applicants may need to coordinate immigration procedures with property transactions, banking, taxation, company formation, document translation and dealings with Greek authorities.

MBG Consulting Services assists international individuals, families and investors with these interconnected procedures, helping clients assess the appropriate route and coordinate the practical steps required in Greece.

For further information, explore MBG's guidance on residence permits and the Greek Golden Visa,residence through a €500,000 bank deposit,property acquisition in Greece, andopening a Greek bank account.

Considering moving, investing, working or retiring in Greece?

Contact MBG Consulting Services to assess the residence options applicable to your circumstances before beginning the application or committing to an investment.

This guide provides general information and does not constitute individual legal, immigration, investment or tax advice. Residence requirements, investment thresholds and administrative procedures may change, and the competent authorities may request additional documentation depending on the circumstances of each application.