The Greek Golden Visa for Israeli citizens
Israelis are among the most active foreign buyers of Greek property, but the Golden Visa is far from what everyone needs: many buy as an investment. The programme rules for them are the same as for everyone.
636
The totals in that report do not fully agree: the figure is indicative.
What stays the same
- The same thresholds: €800,000, €400,000 and €250,000, depending on the area and the type of property.
- A five-year permit, renewable, with no minimum stay in Greece.
- One property, and a ban on short-term letting on platforms such as Airbnb.
What matters to Israeli citizens
Investment or residence
According to market reviews, Israelis often buy in Greece as an investment, and the share of purchases for residence is small. If the goal is income rather than status, compare districts and yields: the price monitor and the ROI calculator.
Entry and travel
Israeli citizens enter the Schengen area without a visa for up to 90 days in any 180. A permit is needed to live in Greece for longer; the same 90/180 rule applies in other Schengen states.
Reporting and transfers in Israel
We found no official source on Israel's rules for reporting foreign property or transferring funds abroad. Before you buy, check them with an Israeli tax adviser and your bank.
The thresholds changed
Since September 2024 the main threshold for Attica and other high-demand zones is €800,000 (from 120 m²) instead of the earlier €250,000 and €500,000 levels; €250,000 stays for converted non-residential property and restoration. Check the threshold finder.
The rules of the programme are the same for citizens of all countries outside the EU and the EEA. Entry, the transfer of funds and the preparation of documents differ. Before a deal we check the details against current law.
Investment thresholds
- €800,000€800,000 is the threshold for the most sought-after locations: Attica with Athens, Piraeus and the Athens Riviera, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- €400,000€400,000 is the threshold for all regions of Greece except the most sought-after ones: the mainland outside Attica and Thessaloniki and small islands with up to 3,100 residents.
- €250,000€250,000 is the reduced threshold. It applies anywhere in Greece, including central Athens, but only to two kinds of property: premises converted to residential use and listed historic buildings being restored.
For Russian citizensFor Turkish citizensFor Chinese citizensFor Ukrainian citizensFor US citizensFor UK citizensFor Lebanese citizens
Let us review your case
Leave a request: we check the origin of funds and the entry route and select a property for the threshold.
Where to start on your own
Frequently asked questions
Frequently asked questions
Do Israeli citizens need a visa to travel to Greece?
Not for short trips: Israeli citizens can stay in the Schengen area without a visa for up to 90 days in any 180. To live in Greece for longer you need a residence permit.
Do I need the Golden Visa to buy property in Greece?
No. Foreigners buy property without a residence permit: how to buy property in Greece. The Golden Visa is for those who want residence and whose purchase meets the threshold.
Do I have to report Greek property in Israel?
We found no official Israeli rules on this, so we will not guess: check with an Israeli tax adviser before you buy.
Which threshold should I choose?
It depends on the area and the type of property: €800,000 in Attica and other high-demand zones (from 120 m²), €400,000 elsewhere, €250,000 for converted non-residential property and restoration.