Greece updates Golden Visa rules for property investments

The decision standardises the supporting documents required for both initial Golden Visa grants and renewals where the route is based on real estate.

In all cases, Greece Golden Visa applicants must provide a basic set of documents, which includes:

• identity documents;

• clear criminal record;

• proof of legal entry to Greece or existing residence status in any EU country;

• a notarial deed — purchase, lease, or parental donation contract;

• evidence of land registry transcription or at least a lawyer’s certificate that registration has been requested;

• an E9 tax declaration, where required, to demonstrate ownership details;

• private health insurance;

• proof of payment of the €2,000 state fee;

• proof of payment of a €180 consular fee, if a national visa is needed.

The decision specially clarified the qualification criteria for change-of-use, listed, and restoration properties and specified documents that must support the application.

Change-of-use projects. For investments where the property’s main areas are converted from commercial or industrial use into a residence, the decision elevates the engineer’s technical report to the central piece of evidence. This report must confirm that the change of use is real, legal and carried out under the new framework.

The technical engineering report must:

• explicitly state that the change of use of the main areas of the property to residential has been completed;

• link the conversion to the specific planning acts, such as a building permit, approval of small-scale works, update of a file, or revision of a permit;

• demonstrate that the decisive act evidencing the conversion was issued after article 64 of Law 5100/2024 entered into force on April 5th, 2024, even if the original permit predates that law but was later updated;

• in the case of industrial buildings, certify that no industrial activity has taken place in the building during the previous five years, based on supporting evidence such as electricity disconnection certificates, E2 rental forms, and tax or other public records.

The ministerial decision explicitly states that this technical report is the prescribed way to confirm that an investment falls into the “change of use” category; without it, the application cannot be treated under this special regime.

Listed buildings and restoration projects. For listed properties, known as the category D properties, the main document required by the new rules is a notary’s certificate, which must include:

• details of the property;

• price;

• method of payment;

• the Government Gazette number in which the property has been classified as a listed building;

• confirmation that the designation as a listed property has not been revoked until the day of the contract.

Where the investment concerns property created through restoration, reconstruction, additions or a new building on a plot with a listed asset, this must also be clearly stated.

The decision also codifies the information required at renewal stage. Property owners must declare that they still hold full ownership and possession and that the property is not used for short-term rentals. 

At the first renewal, investors who relied on a listed building must submit an engineer’s report confirming that full restoration or reconstruction of the listed property has been completed, in line with the initial contract.

For change-of-use investments, applicants must additionally confirm that the property serves exclusively as a residence.