Most Greece Golden Visa applications are not rejected because the investment is too low. They fail during the file assessment: a certificate without an apostille, a payment that cannot be traced, an insurance policy that doesn’t mention Greece, or a document that expires while the file sits in the queue. Getting the money is easy. The paperwork decides your timeline.
For those who are applying in 2026, the list of documents required for the Greece Golden Visa has become simpler. The following is a full checklist, together with explanations of each document and the 2026 rule changes which can assist you in having a successful application on your first attempt.
What Changed in 2026 and Why It Matters for Your Paperwork
The program now uses location-based investment tiers. Since 31 August 2024, Law No. 5100/2024 has required €800,000 in Attica, including Athens, the Riviera and Piraeus, the area around Thessaloniki, Mykonos, Santorini and all the islands having more than 3,100 residents; €400,000 required for the rest of the country and €250,000 set aside for the conversion of commercial properties to residential ones and for listed heritage buildings.
In November 2025, the Ministry of Migration issued Ministerial Decision 214926/2025, the first definitive list of the supporting documents required for all types of real estate, whether involving standard purchases, conversions, or properties of heritage interest.
Law 5275/2026 came into force on 6 February 2026, and in April, Circular 1/2026 was released, setting out the manner in which the regional offices are to handle applications and strengthening the fraud checks, as a result of which a well-prepared application now requires about four to six months rather than nine to twelve.
The authorities now have clear requirements. If you provide everything they ask for, they will process your file without delays.
Why Your Greece Golden Visa Documents Decide the Outcome
The Greek Ministry of Migration doesn’t look at your investment directly; instead, it examines the file, which sets out the investment, and each certificate must verify the same facts: who you are, what you have bought, and how the purchase meets the current rules. If there is even a single inconsistency, further evidence is requested, and you lose your position in the queue.
Three parts of the file need the most attention for 2026:
- Identity records that show who is applying.
- Proof of purchase and payment for the qualifying property.
- Documents that show your investment is in the correct category and meets the price requirement.
Golden Visa Documents
The exact list depends on your investment route, family structure and personal circumstances. However, most Greece Golden Visa files consist of the following basic documents.
1. Personal and Identity Documents
Valid Passport or Travel Document
You must submit a certified copy of a valid passport or of another travel document acceptable to Greece, with each page copied clearly. The name, the dates and all personal information you provide must exactly match those on your civil and property documents. If you need a national visa to enter Greece, include it.
Application Form and Photographs
When you sign, verify the passport number, full name, date of birth, and nationality stated there by comparing them with all other documents; also include four recent photographs in the required digital format.
AFM and Power of Attorney
Both must be in place before the purchase. The Greek tax office issues the AFM. If your lawyer is acting on your behalf, the power of attorney must be executed at a Greek consulate, before a competent foreign authority, or at a notary abroad, and it must have the Hague Apostille. With it, everything except biometric fingerprinting can be done without travelling to Greece
2. Property and Investment Documents
This is the heart of the file. It must prove what you bought, what you paid, how you paid, and that the property qualifies.
- Notarial purchase contract showing a price at or above the threshold for that location
- Notary’s certificate confirming the contracting parties, the property and payment of the full agreed price
- Registration evidence from the Land Registry or Hellenic Cadastre.
- Bank transfer records for each payment. A clear record of lawful funds is required, and cash payments are not allowed.
- Provide evidence of the source of your funds, for example bank statements, the money received from the sale of an asset, or income from a business or investment.
- Technical confirmation that the qualifying investment is a single property with a main living area of at least 120 square meters.
Keep the purpose of your file consistent. New Golden Visa properties cannot be used for short-term rentals and are only allowed for long-term residential leasing.
3. Certificate of Encumbrances: Still Required in 2026?
Previous checklists included a certificate of encumbrances and non-claims. Now, new investor permit applicants do not need to submit this document, as the current joint ministerial decisions do not require it. Still, it is a good idea to get it during due diligence to protect your investment.
4. Health Insurance and Criminal Record
Your private health insurance should cover both hospital stays and medical care in Greece for the entire time your permit is valid. If your policy is from another country, it must clearly say that you are covered for your whole stay in Greece.
You need a recent criminal record certificate from both your home country and your country of residence, and it must be apostilled.
5. Government Fees and Payment Evidence
The main applicant should pay €2,000, €150 for each family member, and €16 for each residence permit card; children under 18 have no application fee. Pay the fees via the electronic Paravolo system, and include each receipt in the file.
6. Documents for Alternative Investment Routes
Not all applicants purchase a standard type of home; several other types of property qualify, and each requires its own evidence.
- For hotel accommodation leases, tourist residences, land purchases with construction or restoration, and timeshare arrangements, submit the relevant agreements and proof of payment for your selected investment route.
- €250,000 commercial-to-residential conversions: include an engineer’s technical report, as required by Ministerial Decision 214926/2025, along with the change-of-use approvals.
- Listed heritage buildings – the official designation plus evidence of the restoration commitment, since full restoration or reconstruction is required for the first renewal.
- €250,000 start-up route under Law 5275/2026: you need a viable business plan and proof that your Greek start-up can create jobs.
For your route, use the checklist for business activities rather than the one for residential areas.
7. Family Member Documents
A single investment can cover your spouse, children under 21, and both sets of parents. Each person should have a passport, photos, and proof of health insurance. Adults also need a criminal record certificate. Prove each relationship with birth certificates for your children, a marriage certificate for your spouse, and dependency evidence for your parents.
Translation, Apostille and Legalisation
The documents have to be translated into Greek by a lawyer who is a member of the Greek bar association or by the Translation Service of the Ministry of Foreign Affairs and must then be attested with an apostille if your country is a party to the Hague Convention, or by the closest Greek embassy if it is not. Get the apostille first, then translate it so the stamp itself is translated.
Common Greece Golden Visa Document Mistakes
- Expired passport or inconsistent names and dates across documents
- Criminal record certificate issued too early
- Insurance that does not name Greece
- Missing proof of payment or unexplained third-party transfers
- Combining smaller units to reach the threshold
- Translations completed before the apostille
- Relying on pre-2024 investment thresholds
How HA Group Helps
At HA Group, we start by confirming your investment route. Then, we prepare your personal, property, and family documents at the same time, so nothing is delayed by the purchase process. We check every document for consistency, order, and proper translation before submitting your application.
FAQs
Which document matters most for a Greece Golden Visa?
The notarial purchase contract and the notary’s certificate are most important because they prove your investment, the price, and how you paid.
Is health insurance required for the Greece Golden Visa?
Yes, you must have private insurance that covers hospital stays and medical care in Greece for yourself and each family member.
Do I need to translate Golden Visa documents into Greek?
Yes, all foreign documents need to be apostilled or consularly legalised and officially translated into Greek
Can I obtain a Golden Visa for Greece without purchasing a standard residential property?
Yes. Conversion projects, listed buildings, hotel leases, tourist houses, timeshares and the new start-up path all qualify, each with its own documentation.
Final Thought
To apply for a Greece Golden Visa, you will need documents showing your identity, your investment, how you paid, and why your property meets the 2026 requirements. Gather your ID and proof of funds before buying the property, get the notarial and registry documents at closing, and then complete your insurance, criminal background checks, and fee payments. If you follow these steps, approval usually takes four to six months. HA Group manages the whole process for you.
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