The Greece Golden Visa application starts before the residence-permit form. First establish the proposed route for the exact property, review the purchase and payment terms, and prepare the applicant's documents. Property completion, filing, biometrics and the permit decision are separate milestones. This guide provides a working checklist, not a guaranteed completion date or an eligibility decision.
If you already have an apartment in mind, start with the checks before paying a deposit. If you are comparing routes, use the investment and total-budget guide. Neither the asking price nor a listing labelled “Golden Visa” settles eligibility.
Greece Golden Visa process at a glance
Use this sequence to agree responsibilities with your advisers. Some preparation can run in parallel; a later step can still depend on unfinished property records or documents.
| Milestone | Question to resolve | Evidence to keep |
|---|---|---|
| 1. Appoint representatives | Who is authorised to do each task? | Agreed scope, fees and accepted authorisations. |
| 2. Prepare tax and identity records | What is missing for this buyer and family? | Document checklist with responsible person and status. |
| 3. Check the exact property | Which route is proposed, and why? | Legal and technical review of the unit and supporting records. |
| 4. Complete the purchase | What must happen before each payment? | Reviewed contract, payment evidence and registration records. |
| 5. File the application | Is the correct application pack ready? | Filed documents, submission reference and correspondence. |
| 6. Arrange biometrics | Who must attend, where and when? | Confirmed appointment and attendance instructions. |
| 7. Follow examination and decision | Has the authority requested anything else? | Responses, decision and card-collection instructions. |
| 8. Plan ownership and renewal | What must be maintained and diarised? | Permit dates, property obligations and agreed support. |
Step 1: Agree representation and the Power of Attorney
Ask the Greek lawyer handling your case which actions can be delegated and what wording each institution accepts. Confirm the signing, authentication and translation requirements for your country before arranging documents. Do not assume that a general authorisation covers property purchase, tax matters, banking and immigration equally.
Ask for a written scope: named professional, tasks, exclusions, fee, expenses and who updates you. Keep the property agent's role separate from independent legal advice. A power of attorney is an authorisation, not proof that the chosen property qualifies.
Step 2: Prepare the Greek tax number and document checklist
Confirm the AFM tax-number arrangements with your adviser early enough for the purchase. Build a separate checklist for each applicant: identity documents, relevant family records, insurance and any country-specific authentication or translation steps. Record expiry dates and consistent names across documents.
Do not equate getting a tax number with becoming tax-resident, or with having no tax obligations. Ask an accountant which purchase, ownership and income declarations apply to you. Prepare the banking and source-of-funds information requested for the actual transaction in parallel.
Step 3: Select the exact property and complete due diligence
The Ministry's Circular 9/2024 distinguishes standard property investments from change-of-use and listed-building cases. The standard built-property area requirement is not a universal test for every route. Identify the unit, proposed route and records supporting it before treating an advertised price as a workable purchase.
Ask independent legal and technical advisers to check title, encumbrances, lawful use, plans and relevant property history. For a conversion or listed-building proposal, ask what evidence is already available and what work or certification remains. A building-wide plan or floor area should not substitute for records of the apartment you would buy.
Before reserving, have the deposit agreement reviewed: recipient, what it secures, remaining conditions, deadlines and refund provisions. Request a written list of unresolved checks. Browse property projects as a starting point for questions, then request the specific apartment's price, plans and current availability.
Step 4: Complete the property purchase and preserve the evidence
Agree the payment sequence with the lawyer and notary before transferring money. Have them confirm the permissible payment method, recipient and evidence for your transaction. Independently verify changed bank instructions through an established contact. Do not rely on a sales message as the final legal payment instruction.
Keep the signed deed, required payment records and registration evidence together. Ask the notary to explain which completion and registration steps remain; a reservation payment is not completed ownership. Separately document handover, unfinished works, keys, utilities and any defects.
Budget for the purchase and the application separately. AADE explains that property transfer tax is paid before the contract; the applicable tax treatment and amount require a transaction-specific check. Obtain itemised quotes for notary, legal, registration, translation and other services rather than assuming one percentage covers everything.
Step 5: Submit the Golden Visa application
The Ministry provides electronic services for initial residence-permit applications. Confirm with your representative the correct category, applicable fees, complete supporting pack and who monitors requests from the authority. Keep a copy of the submitted version and its reference.
The official MITOS procedure for listed-property investments separates the submission receipt, document check, application certificate, examination and decision. It also explains filing through a proxy before entering Greece. These are distinct stages: submitting documents does not mean the application has been approved.
Before travelling, have your adviser explain the status and travel effect of the exact document you hold. Do not treat a filing receipt as an issued residence card or assume it settles entry, re-entry or Schengen travel questions.
Step 6: Plan the biometrics appointment
The official procedure includes biometric-data collection during examination. Confirm attendance requirements for each applicant, including children, and follow the competent authority's appointment instructions. Ask which originals, photographs or other items are required and who handles a missed or changed appointment.
Book travel around a confirmed appointment and the documents needed to enter Greece. Allow time for the attendance requirements of each family member and any additional transaction appointments. Confirm the complete itinerary before booking non-refundable travel.
Step 7: Track examination, the decision and card collection
Ask for updates tied to an event: filed, further documents requested, response delivered, appointment completed, decision issued, card ready. A status report should say what is outstanding, who owns the next action and when it will be checked again.
Build your timetable around the outstanding work: documents to obtain, property works or records to complete, application readiness and appointment availability. Ask the responsible professional to update the next milestone when one of these changes. A published administrative estimate is not the full time from property search to receiving a card. Keep purchase, application and move-in planning separate.
Once the decision arrives, confirm the permit dates, collection requirements and authorised recipient. Agree who will collect the card, which authorisation is required and how any delivery will be arranged with the responsible professional.
Step 8: Plan ownership and renewal responsibilities
Keep permit-expiry dates, investment records and any route-specific conditions under review with your legal adviser. Ask what changes in ownership, family circumstances or property use need attention before making them. Do not assume renewal happens automatically.
Separately plan insurance, maintenance, taxes and any permitted letting. Confirm the applicable letting restrictions before projecting rental income. If you need local operational help, the owner services page explains the property-management conversation; agree its scope and price separately from immigration representation.
Discuss your property search with mamaXO
Tell us whether you are comparing routes, searching for a property or already considering a specific apartment. Include your purchase-budget range, preferred location and the questions you need answered. For an existing proposal, share its link or project name rather than sending identity or banking documents in an initial enquiry.
Use the Golden Visa enquiry to discuss the property side and the next step. Confirm the scope, responsible providers and fees before instructing anyone. Eligibility decisions, legal advice and authority processing remain separate from a property enquiry.
