# Greece Golden Visa, EU Access from €250K.

Invest in Greek real estate from EUR 250,000 and obtain a renewable 5-year EU residence permit with full Schengen access. No minimum stay requirement.

*Last updated: April 14, 2026 · By [Mercan Group of Companies](https://www.mercan.com/our-professional-team/) · Canonical page: https://www.mercan.com/greece-golden-visa/*

- **EUR 250K** Lowest EU entry
- **9–10 mo** Total to residency approval
- **None** Minimum stay
- **Schengen** Full access

## Currently selling · 2026: Keranis Residences — Piraeus, Athens

The Golden Visa project qualifying at €250K

A landmark residential redevelopment of the historic Keranis tobacco factory — 408 fully-furnished apartments with individual title deeds, 3% guaranteed returns for 10 years, and projected 4–7% capital appreciation. Qualifies under the €250,000 Greek Golden Visa threshold as an industrial-to-residential conversion.

- **Entry:** EUR 250K
- **Guaranteed return:** 3% · 10 yr
- **Delivery:** End 2027

## Verifiable credentials

- Keranis Residences Athens ([See the project](https://www.mercan.com/our-projects/athens-port-residences/))
- No Minimum Stay ([Confirm details](https://www.mercan.com/contact-us/))
- Schengen Access ([EU official source](https://ec.europa.eu/home-affairs/policies/schengen-borders-and-visa_en))

## Key takeaways

- EUR 250,000 real estate investment in qualifying areas — one of the lowest thresholds in Europe.
- 5-year renewable residence permit with no minimum stay requirement — keep your primary residence elsewhere.
- Full Schengen travel access for you and your family members.
- Family includes spouse, dependent children under 21, and parents of both investor and spouse.
- Path to Greek citizenship after 7 years of residency, with Greek language and cultural test.
- Mercan's Keranis Residences project in Piraeus (Athens) qualifies at the EUR 250K threshold.

## The Greece Golden Visa at a glance

- **Minimum investment:** EUR 250,000 — Real estate in qualifying areas (EUR 800K in high-demand zones)
- **Investment vehicle:** Commercial property converted to residential — Individual title deed structure (not co-ownership)
- **Visa duration:** 5 years, indefinitely renewable
- **Residency requirement:** None for renewal — No minimum stay requirement throughout the residence period
- **Family inclusion:** Spouse, children (up to 21), parents — Same residency rights as the main applicant
- **Path to citizenship:** 7 years of residency — Requires passing Greek language and cultural test, plus 183 days/year residency during those 7 years
- **Schengen access:** Yes — 29 countries — Visa-free travel across the Schengen Area
- **Rental rights:** Yes — Investors can rent out their property for rental income — a unique advantage over fund-based programs

## Why investors choose Greece

- **Lowest EU entry threshold.** EUR 250,000 is one of the lowest real estate investment thresholds of any European golden visa program.
- **No minimum stay required.** Unlike Portugal, Greece imposes no minimum residency requirement. You can maintain your primary residence anywhere in the world.
- **Generous family coverage.** Your spouse, dependent children up to age 21, and parents of both you and your spouse all qualify under the single investment.
- **Schengen travel freedom.** A Greek residence permit grants visa-free travel throughout the 29 Schengen Area countries for you and your family.
- **Rental income potential.** Unlike fund-based golden visas, Greek real estate investors can rent out their property and earn rental income.
- **Path to EU citizenship.** After 7 years of residency you can apply for Greek citizenship, with a Greek language and cultural knowledge test.

## Eligibility requirements

1. **Third-country national, 18+.** Open to non-EU/EEA nationals aged 18 or over. EU and EEA citizens already have freedom of movement and are not eligible.
2. **Valid health insurance.** Private health insurance valid in Greece is required for the initial application and all renewals.
3. **Qualifying real estate investment.** Purchase of property worth at least EUR 250,000 (EUR 800,000 in high-demand zones including Athens centre, Thessaloniki, and selected islands). The property must be held throughout the residence period.
4. **Clean criminal record.** Police clearance certificates from your country of origin. No serious criminal convictions.
5. **Proof of funds.** Bank statements showing the investment capital and legal fees can be funded without affecting the applicant's solvency.
6. **Clean investment source.** Documentation proving the investment funds come from lawful sources — employment, business, inheritance, or prior investment returns.
7. **No language requirement (for residency).** No Greek language test required to obtain or renew the golden visa. Language is required only if applying for citizenship after 7 years.

## How the application works

Typical timeline from application to residence permit: 6 to 8 months. Mercan manages the full process including property selection.

1. **Property selection** (1–3 weeks). Select a qualifying Mercan property (Keranis Residences in Piraeus) or review alternative options. Mercan's legal team confirms the property meets Greek Golden Visa criteria.
2. **Preliminary legal review** (2–4 weeks). Mercan's lawyers perform due diligence on the property, confirm the title deed structure, and prepare the purchase agreement.
3. **Tax identification and bank account** (2–3 weeks). Obtain a Greek AFM (tax ID) and open a local bank account. Mercan can handle this remotely via power of attorney.
4. **Property purchase** (4–6 weeks). Complete the property purchase via notarized sale agreement. Transfer funds from your bank to the seller's account. Receive the title deed.
5. **Golden Visa application** (2–4 weeks). Submit the Golden Visa application with property deed, supporting documents, and biometrics to the Greek Ministry of Migration.
6. **Biometrics in Greece** (1 visit). Travel to Greece for a single visit to provide biometric data. The visit can typically be combined with viewing your investment property.
7. **Residence permit issuance** (3–6 months). The Ministry of Migration issues your 5-year renewable residence permit. Permits are shipped or collected.
8. **Renewal every 5 years** (Every 5 years). Residence permits are renewable indefinitely as long as you continue to own the qualifying property. Mercan assists with every renewal.

## Keranis Residences — the Mercan Greece project

A mixed-use residential and commercial development in Piraeus, 20 minutes from central Athens.

Keranis Residences is Mercan's flagship Greek Golden Visa project — a conversion of a commercial building into residential units that qualify for the EUR 250,000 investment threshold. Located in Piraeus with direct access to tram, highway, metro, and train networks, the development combines furnished residential apartments, retail space, offices, a rooftop bar, and recreational facilities.

- **Location:** Piraeus, Athens (20 min from centre)
- **Qualifying threshold:** EUR 250,000
- **Unit sizes:** 44–69 square metres
- **Total development area:** 29,900 sqm
- **Projected opening:** Spring 2027
- **Guaranteed annual return:** 3%
- **Capital appreciation estimate:** 4%–7% per year
- **Ownership structure:** Individual title deed

## Greece vs. Portugal vs. Panama

| Feature | Greece | Portugal | Panama |
| --- | --- | --- | --- |
| Minimum investment | EUR 250K | EUR 500K | USD 300K |
| Residency required | None | 7 days/year | 1 visit every 2 years |
| Path to citizenship | 7 years | 10 years | 5 years |
| EU membership | Yes | Yes | No |
| Rental income | Yes | No (fund route) | No |
| Processing time | 6-8 months | 12-25 months | 30 days |

## Frequently asked questions

### What is the minimum investment for the Greece Golden Visa?

EUR 250,000 for real estate in qualifying areas, or EUR 800,000 in high-demand zones such as central Athens, Thessaloniki, and selected islands. The Mercan Keranis Residences project in Piraeus qualifies at the EUR 250,000 threshold.

### Do I need to live in Greece to keep my residence permit?

No. There is no minimum residency requirement for the Greek Golden Visa. You only need to visit Greece once for biometrics and then whenever you renew. You can maintain your primary residence anywhere in the world.

### Can my family be included?

Yes. Your spouse, dependent children under 21, and parents of both yourself and your spouse are all included under the single investment.

### What is the path to Greek citizenship?

After 7 years of legal residency you can apply for Greek citizenship. The requirements include passing a Greek language test, passing a cultural knowledge test, residing in Greece for at least 183 days per year during those 7 years, and demonstrating genuine ties to the country.

### Can I rent out the property?

Yes. You can rent out your investment property and keep the rental income. This is a key advantage of real estate-based golden visa programs like Greece over fund-based programs like Portugal.

### Is the Keranis Residences project a good investment?

Keranis Residences offers a 3% guaranteed annual return on your investment plus an estimated 4%-7% annual capital appreciation. The project is located in Piraeus, a 20-minute commute from central Athens, with direct tram, metro, and highway access.

### Is Greece part of the Schengen Area?

Yes. A Greek residence permit grants visa-free travel throughout the 29 Schengen Area countries for you and your family members included on the golden visa.

### Can unmarried couples apply?

Yes. Couples in a civil or domestic partnership are eligible to apply for the Greek Golden Visa, provided they can demonstrate cohabitation through supporting documentation such as utility bills and a joint lease or property deed.

### What is the ownership structure of the property?

Each Mercan Keranis Residences investor receives an individual title deed in their own name — not a co-ownership share or fund unit. This means you hold legal title to a specific apartment, can sell or rent it independently, and are not exposed to other investors' decisions. The 5-year Golden Visa lock-in applies to the property itself, not a fund vehicle.

### Is a language test required for the Greek Golden Visa?

No. The Greek Golden Visa imposes no language requirement at the residency stage. A Greek language and culture exam is only required if you later choose to apply for Greek citizenship after seven years of tax residency.

## Government sources and regulators

- [Greek Ministry of Migration and Asylum](https://migration.gov.gr): The government authority that processes Greek Golden Visa applications and issues residence permits.
- [Enterprise Greece — Golden Visa Program](https://www.enterprisegreece.gov.gr): The official Greek investment promotion agency with program details and qualifying areas.
- [European Commission — Schengen Area](https://ec.europa.eu/home-affairs/policies/schengen-borders-and-visa_en): Official European Commission information on Schengen travel rights for residence permit holders.

## Real estate investment disclaimer

Real estate investments carry market risk. Capital appreciation projections are estimates based on historical trends and are not guaranteed. Visa eligibility and renewal depend on maintaining property ownership and compliance with Greek law, which may change. Rental income is subject to market conditions and tenant demand. Applicants should consult independent legal and tax professionals regarding citizenship pathways and tax implications before investing. Mercan does not provide investment advice. Any decision to invest should be made after reviewing all project documents and conducting independent due diligence.

## Explore other programs

- [Portugal Golden Visa](https://www.mercan.com/business-immigration/portugal-golden-visa/)
- [Panama Qualified Investor Program](https://www.mercan.com/panama-qualified-investor-program/)
- [EB-3 USA Green Card](https://www.mercan.com/eb3-usa-green-card/)

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Source: Mercan Group of Companies (https://www.mercan.com). Full page: https://www.mercan.com/greece-golden-visa/