Can I get a residence permit in Greece?
Conditional: third-country nationals can get a residence permit. The basis is the Migration Code (Law 5038/2023), updated in 2026 (Law 5275/2026, single permit). Categories: work, self-employment, family reunification, studies, investment (Golden Visa). Applications go to the Migration Ministry (migration.gov.gr) and regional directorates; initial entry is usually via a national (Type D) visa. The Golden Visa is 5-year, renewable, covering the family. Investment thresholds (from 1.9.2024): €800,000 (Attica, Thessaloniki, Mykonos, Santorini, large islands), €400,000 (rest of Greece), €250,000 (conversions/listed buildings only). EU/EEA citizens need no permit. In short: yes, by category.
📋 The rules
- Categories: work, family, studies, investment
- Application: Migration Ministry + entry on a Type D visa
- Golden Visa: 5-year, renewable, with the family
- Thresholds: €800k / €400k / €250k by area/type
- EU/EEA citizens: need no permit
🔓 Exceptions
- Golden Visa properties: no short-term (Airbnb) letting
- EU citizens over 3 months: a Registration Certificate (not a permit)
- Golden Visa ≠ automatic citizenship (naturalisation is separate)
⚠️ Penalties & fines
There's no "fine" — the stake is the legality of residence: without a valid permit, the stay is irregular, risking return/deportation. Beware myths: "€250,000 for buying property anywhere" — outdated (abolished from 1.9.2024; €250k now only for conversions/listed buildings); "Golden Visa = citizenship" — wrong (naturalisation is separate); and the "€300,000" figure is Cyprus, not Greece. To stay compliant: pick the right category, enter on a Type D visa where needed, apply to the Migration Ministry, and if you're an EU citizen staying >3 months, get a Registration Certificate.
📎 Official sources
- Law 5038/2023 — Migration Code →
- Ministry of Migration & Asylum →
- Law 5100/2024 (Art. 64) — Golden Visa thresholds →
❓ Frequently asked
How do I get a residence permit in Greece?
As a third-country national, you apply to the Migration Ministry for one category: work, self-employment, family reunification, studies or investment. Initial entry is usually via a national Type D visa. EU citizens don't need a residence permit at all.
What is the Golden Visa and how much does it cost?
It's the 5-year renewable residence permit through investment, covering the investor and family and allowing Schengen travel. Real-estate thresholds are €800,000 in Attica and popular areas, €400,000 in the rest of Greece, and €250,000 only for conversions or listed-building restorations.
Does the €250,000 threshold still apply?
Only in special cases. From 1 September 2024, the general €250,000 threshold for buying property was abolished. The €250,000 now applies only to converting commercial space to residential and restoring listed buildings. It's a myth that it applies everywhere.
Does the Golden Visa give citizenship?
Not automatically. The Golden Visa is a residence permit, not citizenship. Naturalisation is a separate process with its own requirements, such as length of residence and language. It's a myth that investment automatically leads to Greek nationality.
Do EU citizens need a residence permit?
No. Citizens of the EU, EEA and Switzerland don't need a residence permit. For stays over three months they get a Registration Certificate from the police Aliens Department. The process is simpler than for third-country nationals.
🔎 Common searches
What people search to land here:
- “residence permit greece”
- “golden visa thresholds 800000”
- “migration code 5038/2023”
- “eu citizen registration certificate”
- “golden visa 250000 conversion”
- “work residence permit”