No. There is no minimum stay, so you do not have to live in Greece or even visit to maintain it. The card is valid 5 years at a time and renews perpetually while the investment is maintained.

Physical residence only matters if you later pursue citizenship, which is a separate decision.

It is a specialised route for conversion projects, commercial to residential, and for restoring listed buildings. It qualifies regardless of location or size, which no other real estate route does.

The developer handles the renovation, not you, and the project must already hold approved permits for change of land use.

Because the premium is uneven. Approved projects are limited and demand exceeds supply, so some developers price accordingly and others do not, usually where they work at volume or the location is less obvious.

The only way to tell them apart is to compare a lot of units against real comparables. If nothing stands up on value I will tell you to look at the €400,000 route or wait, and explain why.

On a €250,000 unit the transfer tax moves from about €7,725 to €37,500. It is announced and not yet legislated, so we confirm the position in writing once the text is published and build your timeline around the rules in force when you sign.

Your spouse or registered partner, single children under 21, your parents and your parents in law, with no dependency conditions on the parents. Applications can be submitted together and every permit carries the same validity as yours.

Children between 21 and 24 move to their own 3 year permit at renewal. After 24 they need their own solution, which can be their own application with you as their dependent parent.

Long term, yes. It cannot be listed on Airbnb or similar, and a minimum lease term of one year is mandatory. There is no obligation to live in it.

Many projects come with an optional rental guarantee, typically 3% to 4% per annum, and some pay the income upfront for a 3, 5 or 6 year contract. Letting it yourself can return more, but the guarantee keeps the investment passive.

The card is issued 1 to 4 months after biometrics, depending on the office selected. Timing also depends on how fast documents reach the lawyers and your family's availability for biometrics.

Only one visit to Greece is obligatory, for the biometrics appointment. If your passport does not allow entry, the white paper receipt issued after the online application serves as a temporary permit for that trip.

Government processing is €2,000 for the main applicant and €150 per family member over 13, for issuance and renewal. Under 13 are exempt. Card printing is €16 per person. Health insurance is mandatory for everyone on the application and runs €100 to €350 per person per year.

Acquisition costs are transfer tax, land registry and notary. Once a property is selected I calculate the exact figure. These amounts are updated yearly by the Greek authorities.

The Golden Visa grants a residence permit, not automatic tax residency. That only applies if you spend 183 or more days a year in Greece, or Greece becomes your centre of vital interests.

Holders who are not tax residents are taxed only on Greek income, which for most investors means rental income, at a flat 15% up to €12,000 a year. General information, not tax advice.

Yes, within limits. The entity must be based in the EU or EEA, Greece included, it must fully own the property at the threshold for the route, and you must own 100% of the shares with no other shareholders.