10 Common Greece Golden Visa Mistakes to Avoid in 2025

The Greece Golden Visa program is designed to be one of the most straightforward residency-by-investment routes in Europe. However, straightforward does not mean immune to error.

A simple oversight or a misunderstanding of a key requirement can lead to frustrating delays, added costs, or in the worst-case scenario, a rejection of your application.

Navigating any bureaucratic process requires precision and diligence. The good news is that nearly every common pitfall is entirely avoidable with the right knowledge and preparation.

This guide is your essential checklist. We have identified the 10 most common mistakes that applicants make during the Golden Visa process. By understanding and avoiding these critical errors, you can ensure your application is processed smoothly, efficiently, and successfully, paving the way for your new life in Europe.

Mistake #1: Incomplete or Improperly Certified Documents

This is the single most common cause of application delays. The Greek authorities have very specific requirements for how documents must be prepared.

• The Mistake: Submitting documents that are missing signatures, have expired, are not officially translated into Greek by a certified translator, or lack the required Apostille stamp for international validation.
• The Consequence: Your application will be returned as incomplete, forcing you to start the document collection and certification process all over again, delaying your timeline by weeks or even months.
• How to Avoid It: Create a master checklist. Triple-check that every document (passports, birth certificates, marriage certificates, etc.) is valid, signed, and has been properly certified with an Apostille stamp in its country of origin before it is sent for official translation in Greece.

Mistake #2: Failing to Prove a Clear Source of Funds

It’s not enough to have the investment money; you must prove exactly where it came from.

• The Mistake: Transferring the investment amount to your Greek bank account from multiple sources, or from a business account without clear documentation, or being unable to provide a clean paper trail showing the funds were legally earned.
• The Consequence: The Greek bank and immigration authorities will flag the transaction, halting the process until you can provide exhaustive proof of the funds’ legality. This can lead to significant delays and scrutiny.
• How to Avoid It: The investment funds should come from a single personal bank account in the main applicant’s name. Ensure you have clear, corresponding documentation (e.g., salary slips, dividend statements, property sale agreements) that accounts for the origin of the entire investment amount.

Mistake #3: Misunderstanding the 2025 Real Estate Rules

The rules changed, and many applicants still rely on outdated information.

• The Mistake: Attempting to combine multiple smaller properties to meet the €400,000 or €800,000 threshold, or purchasing a property under the 120 sq.m. minimum size requirement for these tiers.
• The Consequence: The investment will be deemed non-compliant, and your application will be rejected on these grounds, forcing you to either sell the property or make an additional qualifying purchase.
• How to Avoid It: Understand the new tiers perfectly. For the €400k and €800k levels, the investment must be in a single property of at least 120 sq.m. The only exception is the €250k tier for renovation/conversion projects, which has no size limit.

Mistake #4: Not Budgeting for the “Total Cost”

Focusing only on the property price is a classic financial error.

• The Mistake: Failing to budget for the additional 5-8% of the property value needed for taxes, notary fees, and legal charges, as well as the separate government application fees.
• The Consequence: A budget shortfall at a critical moment, which can delay the finalization of the property purchase and, consequently, the entire visa application.
• How to Avoid It: Use a detailed cost breakdown from the start. Always add a minimum of 8% to the property price in your budget for acquisition costs, and budget separately for the government and administrative fees.

Mistake #5: Using a Non-Independent Lawyer

This is a serious conflict of interest that can have long-term repercussions.

• The Mistake: Hiring a lawyer who is recommended by, or works for, the property developer or seller. Their primary loyalty may not be to you, the buyer.
• The Consequence: You may overpay for the property, or critical issues discovered during due diligence (e.g., building code violations, ownership disputes) may be overlooked or downplayed.
• How to Avoid It: Always hire your own independent legal counsel. Your lawyer’s only client should be you. They are your single most important line of defense in ensuring the property and the entire transaction are secure and legitimate.

Mistake #6: Planning to Use the Golden Visa Property for Airbnb

This was once a popular strategy, but it is now illegal.

• The Mistake: Buying a property with the intention of using it for short-term vacation rentals to generate income.
• The Consequence: Violating this rule can lead to the revocation of your residence permit and a fine of up to €50,000.
• How to Avoid It: Understand that your Golden Visa property can only be used for personal residence or long-term rental. If you wish to invest in the short-term rental market, it must be with a separate, non-qualifying property.

Mistake #7: Rushing the Property Purchase

Excitement can lead to hasty decisions.

• The Mistake: Signing a purchase agreement or transferring a deposit before your independent lawyer has completed full legal due diligence on the property.
• The Consequence: You could become financially committed to a property with hidden debts, liens, or legal problems that make it ineligible for the Golden Visa or difficult to resell later.
• How to Avoid It: Be patient. Never transfer any funds or sign binding agreements until your lawyer gives you a written report confirming that the property’s title is clean and it is free of all encumbrances.

Mistake #8: Submitting an Inadequate Health Insurance Policy

“Any” health insurance policy is not enough.

• The Mistake: Purchasing a basic travel insurance policy or a policy that does not meet the minimum coverage requirements set by the Greek government for residency permits.
• The Consequence: Your application will be considered incomplete. You will be required to purchase a new, compliant policy before your application can proceed.
• How to Avoid It: Purchase a health insurance policy from a reputable provider in Greece that is specifically designed to meet the requirements for the Golden Visa application. Your advisor can recommend compliant providers.

Mistake #9: Misunderstanding the Criminal Record Requirement

“Clean” has a very specific legal meaning.

• The Mistake: Assuming a minor past offense doesn’t matter, or only providing a certificate from your current country of residence when you have lived in other countries as well.
• The Consequence: The authorities may discover the undisclosed information during their background checks, leading to an immediate rejection on grounds of misrepresentation.
• How to Avoid It: Be completely transparent. You must provide an official, apostilled criminal record certificate from every country where you have resided for more than one year since the age of 18.

Mistake #10: Trying to Do It All Yourself

The “Do-It-Yourself” approach is the riskiest of all.

• The Mistake: Attempting to navigate the property search, legal process, and immigration application without professional guidance to save on fees.
• The Consequence: A high likelihood of making one or more of the mistakes listed above, leading to wasted time, lost money, and a failed application.
• How to Avoid It: View professional fees not as a cost, but as an insurance policy. A reputable team of advisors—a lawyer, a real estate consultant, and an accountant—is essential. They will navigate the complexities for you, ensuring every step is handled correctly and your investment is secure.

Frequently Asked Questions (FAQ)

1. What is the single biggest reason for Golden Visa application delays?

By far, the most common reason for delays is incomplete or incorrectly certified paperwork. Ensuring every document is perfect before submission is the best way to guarantee a fast processing time.

2. Can I fix a mistake after I’ve submitted my application?

In some minor cases, the authorities may request additional information (an RFE – Request for Evidence). However, for more serious errors, the application may be returned or rejected, forcing you to re-apply. It is far better to get it right the first time.

3. How important is a Power of Attorney (PoA)?

A Power of Attorney is extremely important and highly recommended. It allows your lawyer in Greece to act on your behalf—opening a bank account, signing contracts, and submitting your application—without you needing to be physically present for every step, saving you significant time and travel costs.