Getting a Greek residency permit

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Expertly Checked by Christopher Nye on 1st October, 2024

If you’re from a European Union (EU) or European Economic Area (EEA) country, you do not need a visa to live in Greece, but you will need to register as a resident.

If you’re from outside the EU and EEA and wish to live for most of the year in Greece you probably need to obtain a visa.

That’s because you will be classed as a third-country national and will be bound by the 90-day rule. This means that you cannot spend any longer than 90 days in every 180 in Greece.

Should you wish to stay more than 90 days in each six months you will need to apply for a visa and then a residency permit.

Property without residency: staying within the 90-day rule

The good news is that you do not need to be a resident or have a visa to purchase property in Greece.

You can buy it, own it and even rent it out if you choose while remaining a non-resident.

However, if are from a country outside of the EU, such as the UK or US, then you can stay in Greece and the rest of the Schengen Area only for 90 days out of every 180.

Greece is one of the 28 European countries within the Schengen area. Bear in mind that the 90-day rule counts for Greece and the rest of the Schengen Area. In other words, if you are from the UK, visit Italy for 10 days before making your way to your Greek property, you now have 80 days to spend in Greece. For longer stays, you will need a visa.

Many buyers find that is enough – able to enjoy a the winter in Greece and then come back for summer, for example.

If you are staying in Greece for short of 90 days, effectively as a tourist, this does not grant you the right to work for a Greek company, but you can certainly work from your laptop just as if you were doing so on holiday.

Greek visa options for non-EU citizens

If are a third-country national and want to stay in Greece for longer than 90 days at a time, you will need to apply for a visa. There are several available.

Financially independent visa (FIP)

The financially independent visa (FIP) is made for non-residents who want to live in Greece without working. It’s a popular choice among retirees. The initial period lasts three years, it can then be renewed and after five years, you can apply for permanent residency. To qualify for renewal, you’ll need to stay in Greece for 183 days a year.

As long as you can financially support them, you can bring spouse and dependents along too.

Generally, you apply from the consulate in your home country. The application process takes three months, and you will need to start using it within three. The visa application costs €1,000.

The main requirement is for ‘passive’ income. i.e. money that isn’t earned actively, but comes from a pension, rental income, dividends, etc. If this is insufficient there is the option to deposit an amount of €48,000 in a Greek bank account for the first year.

Requirements:

Sufficient passive income. As of the end of 2024, you will need €3,500 a month (€42,000 a year) to be eligible for FIP. If you bring a spouse, you’ll need an additional 20%, and 15% for each dependent. That would be €63,000 per year for two adults and two children. This will need to be evidenced by bank statements or a pension.
Evidence of not working. This can be demonstrated by your pension or a letter from your previous employer.

Greek golden visa

The golden visa is a residency-by-investment scheme. It lasts for an initial five years and can easily be renewed. By investing in a property, you can live in Greece and travel the Schengen Area freely. The rules around the golden visa have changed significantly in the last year. However, they are as follows:

In Attica, Thessaloniki, Mykonos and Santorini and all islands with a population of more than 3,100, you must purchase a property of at least €800,000 to qualify for a golden visa.
In all other areas of Greece, you must purchase a property of at least €400,000 to qualify.
In some cases, you can qualify for a golden visa for a property worth €250,000. For example, if it is a restoration project.
In all cases, it must be a single property (and not separate, less expensive ones) of at least 120 metres2.

As an alternative to a property investment, you can invest in the following:

Sign a lease agreement with a hotel or tourist establishment for at least 10 years.
Make a capital investment of at least €400,000 in a Greek company.
Make a €400,000 investment in Greek government bonds.
Make a €400,000 deposit in a Greek bank.
Make an €800,000 investment in corporate or government bonds.

You can include your spouse and dependents on the visa application, although there must be a main applicant. There are no requirements to stay in Greece to renew the visa. You will also have the ability to live, work and invest in Greece. After seven years, you can apply for residency.

The digital nomad visa

A digital nomad visa is for third-country nationals who work remotely for a foreign-based country and want to live in Greece. You must earn a salary of at least €3,500 per month and be able to prove this with an employment contract and/or bank statements. Plus, you will need to demonstrate that your role can be performed completely remotely on a device.

The initial visa is valid for twelve months and can be renewed every two years. As long as they do not work and you have an additional 20% in funds to support them, you can bring your spouse and dependents.

Requirements for all visa applications

As well as the financial requirements for each visa, they have all the following requirements:

You must be over the age of 18.
Proof of health insurance, to a standard comparable or superior to the Greek national health service.
Proof of accommodation, either your own or a rental property.
A clean criminal record.
An AFM number. You will need a tax identification number (AMF) for various transactions in Greece, including opening a bank account.

How to apply for a permanent residency

If you are an EU citizen, then you can apply for permanent residency after five years of continuous living in Greece. Non-EU citizens must have lived in Greece for seven years to be eligible. It allows you to stay in Greece indefinitely. You will need the following:

Proof of sufficient income to support you and your family. This cannot come from social security.
Full healthcare coverage.
Adequate knowledge of Greek knowledge and culture.
A clean criminal record.

To apply, head to the nearest Hellenic Police station with an Aliens Department. You will need a completed application form, a valid passport, proof of continuous residence, health insurance and financial resources. You will also have to evidence your Greek language skills. Additionally, you will have to pay an application fee (€16) and provide biometric data (fingerprints, photos).

Applying for Greek citizenship

After living continuously in Greece for seven years, you can apply for citizenship. If you are married to a Greek citizen or have a Greek child, then you may apply after just three.

You will need the following documents to apply:

A “Declaration of Naturalization” of the municipality where you live.
A registration certificate or a permanent residence permit for citizens of the European Union is provided by the immigration departments of the Greek Police.
Your native passport (in a physical form, not a digital copy.)
A birth certificate. It must be certified and translated into the Greek language.
Personal tax audits for the last couple of years.

As well as needing to evidence a stable income, clean criminal record and legal address, you will need to pass a language proficiency test and demonstrate that you have integrated into Greek society with a working knowledge of customs, culture and politics. Dual citizenship is allowed.