Инвестиции — «Золотая виза» в недвижимость, уровень €250.000 (изменение назначения / памятник)

GR-INV-01 — это подуровень «Золотой визы» Греции в сфере недвижимости на сумму 250 000 евро, ограниченный двумя узкими формами: преобразование коммерческого объекта в жилой с целью изменения его использования или восстановление одного внесенного в список (διατηρητέο) здания. По состоянию на 2026 год это АКТИВНЫЙ способ получения вида на жительство (5-летнее разрешение с возможностью продления), который, при наличии подлинного места жительства, ставит основного инвестора из третьей страны на стандартный 7-летний путь натурализации Греции; Греция использует только RBI и не имеет гражданства за инвестиции.

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A third-country national adult qualifies by investing at least €250,000 in one qualifying form: (A) a property whose change of use from commercial to residential was completed before the application (industrial only if no industrial activity for ≥5 years; may not be a company seat), or (B) restoration of a single listed (διατηρητέο) building. As of 01-09-2024 the €250k tier is location-agnostic and exempt from the ≥120 m² 'main spaces' minimum that applies to the €400k/€800k tiers.

The Golden Visa permit itself carries NO language or civics requirement. Naturalisation, however, requires demonstrated integration — Greek-language proficiency plus knowledge of Greek history, geography, culture and political institutions, assessed through the certificate-of-adequacy / Panhellenic examination regime under the Nationality Code (Art 5A/5B), where applicable to the applicant, as of 2026.

For naturalisation under Art 5 (as of 2026), the applicant submits a birth certificate, the valid Art 5(1)(ε) definitive residence title (the investor permit), proof of 7 continuous years of permanent and legal residence, tax/financial-sufficiency records, an integration certificate, and a clean criminal record; foreign documents generally require certified translation and apostille or consular legalisation.

Practical tips as of 2026: complete the commercial-to-residential change of use BEFORE filing or commit to a single listed building (a standard finished flat will not qualify at €250k); never use the property as a company seat, Airbnb, or sublease it (€50k + revocation); budget the real €2,000/€2,016 + €150/dependent + €16 fee, not the €2,500 startup figure; and if citizenship is the goal, plan to genuinely live in Greece because the zero-stay permit alone will not lead to naturalisation.

The Golden Visa permit is valid 5 years and renewable for equal periods while the investment is retained, with NO minimum-stay requirement to obtain or renew and absences not barring renewal (as of 2026). The naturalisation endpoint becomes available only at 7 continuous years of genuine residence; the ministerial-decision and Naturalisation-Council stages add further administrative time not fixed by a statutory maximum.

As of 2026 the Golden Visa government fee is €2,000/€2,016 per main applicant, €150 per dependent, and €16 per card — NOT the €2,500 figure, which belongs to the distinct startup Type-B.6 category. Beyond the ≥€250,000 investment, applicants bear transfer taxes, notary and Land-Registry fees, and (heritage track) restoration costs.

Уровень вида на жительство регулируется статьей 100 Закона о Миграционном кодексе 5038/2023 (рамочные статьи 99-100A), пересмотренной статьей 64 Закона 5100/2024 с пороговыми значениями, действующими с 01 сентября 2024 года, и введенной в действие Совместным министерским решением 214926/2025 (ΦΕΚ). 6014/В'/11-11-2025). Унаследованная основа статьи 16/20B Закона 4251/2014 заменена/устарела с 2026 года (V-CORR 12).

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As of 2026 the Golden Visa permit is issued by the migration directorates of the Decentralized Administrations under the Ministry of Migration and Asylum (migration.gov.gr; mitos.gov.gr lists the 'Permanent golden visa (change of use)' service), while naturalisation is decided by the Regional Citizenship Directorates (Διευθύνσεις Ιθαγένειας) of the Ministry of the Interior.

Edge cases as of 2026: a change of use completed AFTER application fails the conversion track; using the property as a company seat, on Airbnb, or subleasing triggers a €50,000 penalty plus revocation; non-completion of listed-building works triggers a €150,000 fine plus loss of status, and transfer before completion is void. Investment EXECUTIVES/staff ('ΣΤΕΛΕΧΟΣ ΕΠΕΝΔΥΣΗΣ') are excluded from the privileged naturalisation list — only 'ΕΠΕΝΔΥΤΗΣ/INVESTOR' or 'ΣΤΡΑΤΗΓΙΚΟΣ ΕΠΕΝΔΥΤΗΣ' permits qualify.