Updated 21 May 2026Greek citizenship by investment
Greek citizenship provides EU free-movement rights and simplified travel to the US and other destinations. A Golden Visa can provide the initial residence status, but citizenship requires relocation and seven years of qualifying residence.
Alesya Razinkevich
Prepared byAuthor of guides to property and residence programmes
Mikhail Bulanov
Reviewed byCo-founder and managing partner of Tranio, real estate investment expert
from €250,000
Minimum threshold for purchasing real estate
~185 countries
Visa-free, visa-on-arrival or electronic entry
EU passport
The right to live and work in 27 EU countries
USA, Schengen, UK
Short visits under the applicable entry rules
How the route to Greek citizenship works
Discuss your optionsThe Greek Golden Visa provides a renewable residence permit through a qualifying investment and does not require the holder to live in Greece to maintain that permit. However, passive ownership of the permit does not build the residence history needed for citizenship.
Naturalisation requires the applicant to relocate and complete seven years of qualifying residence. Applicants must also meet the Greek-language and civic-knowledge requirements, pass the PEG examination and attend an interview.
Greek citizenship provides EU free-movement rights, access to the Schengen Area and eligibility for the US Visa Waiver Program, subject to the current travel rules.
Moving to the EU permanently
For applicants prepared to make Greece their home and build the residence history required for naturalisation
EU passport for children
minor children living in Greece at the time of the parent's oath of office receive citizenship automatically — without a separate application
Long-term planners
For applicants who understand that the investment is only the first stage and citizenship requires years of actual residence
Investors with assets in Greece
For property investors who are also prepared to relocate and build the residence history required for citizenship
What Greek citizenship offers
Right to live and work in the EU
The right to live, work, study and establish a business throughout the EU under free-movement rules
US Visa Waiver Program
Eligible Greek passport holders may use the Visa Waiver Program for short trips, subject to ESTA approval and the current US rules
Schengen and the UK
Free movement within the Schengen Area and short visits to the UK under the applicable entry rules
~185 destinations via IATA Timatic
Visa-free, visa-on-arrival or electronic entry to a wide range of destinations
Visa-free countries
~185 destinationsAfrica
42Middle East
9Asia
27Oceania
14North America and Caribbean
21Europe (without EU and Schengen)
15Latin America
12Source: IATA Timatic. The total includes visa-free entry, visas on arrival and electronic authorisations. Entry rules can change and should be checked before travel. Greek citizens also have EU free-movement rights.
Investment and fees
Real estate investment is the core of the programme. The threshold depends on the location of the property: for most popular regions of Greece it is 400,000–€800,000.
Zone A — Athens, Thessaloniki, Mykonos, Santorini and islands with a population of 3,100 or more people. Zone B — other regions. The tax is calculated based on the cadastral or market value, whichever is higher. Data according to Law No. 5038/2023.
Requirements for the applicant
Main applicant
Age from 18 years
No criminal record in all countries of residence
Clean credit history
Not under individual sanctions
Verified legitimate source of funds
Knowledge of the Greek language is not required at the “golden visa” stage — only for naturalisation
Permanent residence in Greece is not necessary to obtain a residence permit
Family members in one application
Spouse
Minor children under 21 years of age
Children aged 21–24 studying full-time in Greece
Parents of the applicant and spouse upon confirmation of financial dependence
Adult children do not automatically receive citizenship upon the parent's oath — only minors living in Greece
Application process
The realistic horizon from the first investment to the passport is 9–10 years: 7 years of qualification plus 1.5–3 years of consideration of the application.
Step 1 — Assessment of the applicant and, if necessary, a second passport
We review the nationality and residence history of all applicants, confirm their eligibility for the Golden Visa and prepare the source-of-funds file required for banking compliance in Greece.
Step 2 — Property purchase and Golden Visa
We select a qualifying property and complete preliminary banking compliance before the purchase agreement is signed. We then coordinate the transaction, title registration and residence-permit application.
Step 3 — Moving and registering in Greece
The applicant moves to Greece, registers a residence address and establishes the required day-to-day connections. Tax returns and other records help document the residence history for a future naturalisation application.
Step 4 — Seven years of qualifying residence
The applicant maintains actual residence in Greece and keeps a consistent record of travel, tax filings, bank activity, accommodation and utilities for the full qualifying period.
Step 5 — PEG examination
State exam PEG: Greek language B1 (reading, writing, listening, speaking) plus four blocks — history, geography, culture, fundamentals of government. Passing score 70/100. Sessions are held twice a year: May and November. Fee €150 for each attempt, retake without restrictions.
Step 6 — Naturalisation application
Final package: valid passport and residence permit, PEG certificate, criminal record certificates from all countries of residence with apostille and translation into Greek, tax returns for all 7 years, proof of residence address (lease agreements or certificate of ownership, utility bills). During the period of consideration, the residence permit is maintained in active status.
Step 7 — Interview, review and oath
After submission, a personal interview for reliability is scheduled. The review period is 1.5–3 years, depending on the municipality and the workload of the department. Once approved, the applicant takes an oath of allegiance to the Hellenic Republic. The passport is issued after the oath. Minor children living in Greece receive citizenship automatically.
Nationality restrictions and banking compliance
Check your eligibilityGolden Visa eligibility depends on nationality, residence history, sanctions exposure and the rules in force. A second passport does not automatically make a restricted applicant eligible.
Nationality assessment comes first
We review current and former citizenship, place of birth, residence and sanctions exposure before recommending a route. Where the direct route is unavailable, we compare lawful alternatives
Bank route
The payment route must be acceptable to the Greek and correspondent banks. Tranio prepares the source-of-funds and transaction file before the agreement is signed
Greek bank review
Bank acceptance is case-specific. Applicants need a transparent source of funds, a workable payment route and prior compliance review
Sanctions and eligibility
Personal sanctions and other compliance concerns can lead to refusal. Nationality and residence history may also affect programme eligibility
Obligations in your current country
Some countries require citizens or residents to report the acquisition of another citizenship. Applicants should obtain advice on the rules that apply to them
Tax residence, military service and multiple citizenship
Income tax
Tax residency occurs automatically when staying 183+ days a year. Progressive scale — up to 44% on global income. For wealthy investors, the Lump Sum Tax regime is available: a fixed payment of €100,000 per year on all global income, regardless of its size. It makes sense to build a tax strategy before moving.
Military duty
Greece maintains compulsory military service for men. Duration: 9–12 months depending on the type of military service. The obligation arises from the moment of citizenship. Having a second citizenship does not exempt you from Greek military service.
Multiple citizenship
Greece permits multiple citizenship. Applicants should also check the rules and reporting duties of their current country or countries of citizenship
Comparison with alternatives
Greece combines an investment-based residence route with a long-term path to EU citizenship for applicants who genuinely relocate.
| Country | Investment | Indicative time to citizenship | Return | Schengen | Nationality restrictions |
|---|---|---|---|---|---|
| Greece | from €250,000 | 9–10 years | yes | yes | via 2nd passport |
 Cyprus | from €300,000 | 7+ years | yes | EU, not Schengen | yes |
 Egypt | from $250,000 | 9–12 months | yes | no | yes |
 Vanuatu | from $130,000 | 2–4 months | no | no | yes |
 Türkiye | from $400,000 | 6–9 months | yes | no | yes |
The comparison includes both direct citizenship programmes and residence routes that may eventually lead to naturalisation. Eligibility depends on nationality and residence history.
Other citizenship-by-investment options
When to consider other options
01
A passport is needed for a horizon of 1–5 years — the realistic period in Greece is 9–10 years from the first investment
02
You are not prepared to make Greece your home for the qualifying period
03
The business structure does not allow moving the centre of vital interests to the EU
04
You are not prepared to reach B1 Greek and pass the state examination
05
The capital structure will not withstand banking compliance in the EU
06
You need a fixed decision date — the naturalisation review can take 1.5–3 years
How Tranio can help
Book a consultationTranio coordinates the route from the initial eligibility and property assessment through residence, compliance and the eventual naturalisation application.
Assess nationality and residence history against the current rules
Select a qualifying property and prepare bank compliance
Support the transaction from source-of-funds review to title registration
We help build a documentary trail throughout the 7-year qualification period: tax returns, address, bank statements
We advise on tax residency and Lump Sum Tax strategy before moving
We are preparing the final package of the application for naturalisation upon completion of the qualification
Expert opinion
“The first question is whether the client is genuinely ready to move. The Golden Visa can be maintained without living in Greece, but citizenship cannot. If relocation is not part of the plan, it is better to choose another strategy from the outset.”
Kseniya Nass
Tranio expert on residence and citizenship programmes
Frequently asked questions
No. Owning real estate gives the right to renew a residence permit, but not the right to citizenship. For naturalisation, the law requires actual residence — 183 days in each of 7 years. The holder of a “golden visa”, who extended a residence permit from another country for seven years, is not a day closer to citizenship.
Greece permits multiple citizenship. Applicants should also check whether their current country or countries of citizenship impose restrictions or notification duties.
The entire 7-year cycle is reset completely — the countdown begins anew. The only exception: documented force majeure (for example, long-term inpatient treatment abroad) is considered by the commission individually. This rule works strictly and without compromise.
The exam requires B1 Greek: communication on everyday and social topics, coherent writing and an understanding of history, geography, culture and government. Applicants should begin language preparation early in the residence period.
There is no fixed statutory decision period. In practice, the review can take 1.5–3 years depending on the municipality and interview queue. The applicant must keep the residence permit valid and continue to meet the residence conditions throughout.
Unmarried minor children residing in Greece at the time of the parent's oath of office receive citizenship automatically. For adult children — a separate case of naturalisation on a general basis: 7 years of qualification, PEG exam, interview.
The payment route must be acceptable to the Greek and correspondent banks. Before the purchase agreement is signed, the applicant should obtain preliminary bank feedback and prepare a complete source-of-funds and transaction file.
Yes, for men. Greece maintains compulsory military service for 9–12 months, depending on the branch of service. The obligation arises from the moment of citizenship. Having a second citizenship does not exempt you from Greek military service — this is important to take into account when planning.
Popular residence programmes
The Tranio ecosystem
Residence or citizenship is only one stage. With Tranio, these goals can be addressed by one team.
We select and arrange residence, permanent residence and second citizenship around your goals and long-term plans.
We help you choose and buy overseas property with full transaction support.
We advise on international investments, ownership structures and substantial private wealth.