Greece’s Residency-by-Investment Program, commonly known as the Greek Golden Visa, remains one of the most accessible and appealing options in Europe for international investors. With a minimum property investment threshold of €250,000 in most regions (increased to €500,000 in select high-demand areas as of 2024), the program grants a five-year renewable residency permit for the investor and their family. For many applicants, leveraging financing—especially loans—can make this pathway to European residency even more achievable.
Can You Use a Loan to Fund Your Golden Visa Investment in Greece?
Yes, but with key limitations. According to Greek law, the minimum investment amount must be made in the form of personal equity, not borrowed funds from Greek financial institutions. This means the initial €250,000 or €500,000 investment in real estate must come from the applicant’s own funds, not a loan secured within Greece.
However, applicants can use loans from foreign banks or home equity from assets outside Greece to finance the purchase. In practice, many investors use a combination of savings and strategic lending from international sources to meet the investment threshold.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
Common Loan Strategies for Greek Golden Visa Applicants
1. Home Equity Loans from Country of Origin
Investors who own residential or commercial properties in their home countries often take out home equity loans or HELOCs to access large sums of capital. These funds can then be legally transferred into Greece to fulfill the Golden Visa investment requirements.
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Benefits:
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Maintains liquidity.
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Avoids tapping into retirement or business capital.
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Interest payments may be tax-deductible, depending on jurisdiction.
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2. International Mortgages for Property in Greece
Though Greek banks typically restrict mortgage lending to foreign Golden Visa applicants, international banks with a presence in Europe or cross-border mortgage specialists may offer euro-denominated loans for Greek real estate.
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Typical Conditions (2025):
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Loan-to-value (LTV): 50%–70%.
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Proof of income, international credit report, and substantial documentation required.
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Interest rates between 3.5%–5.5%, depending on risk and term.
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Examples of banks offering such services include HSBC International, BNP Paribas, and specialized brokers who assist non-residents.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
3. Developer Financing
In Greece’s rapidly growing real estate market, many developers offer in-house or third-party financing to attract international buyers. These packages are often structured to assist Golden Visa applicants, covering amounts exceeding the minimum investment requirement (e.g., for properties worth €600,000 or more).
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Key Advantages:
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Streamlined process.
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Legal teams often included in the package.
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No need to coordinate separate bank approval.
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Note: The investor must still contribute the minimum threshold (€250K/€500K) from personal funds.
4. Bridge Loans
Some investors use short-term bridge loans from non-Greek lenders to quickly secure property while arranging long-term financing or liquidating other investments. This strategy is especially useful when aiming to meet Golden Visa deadlines during property negotiations.
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Ideal For:
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High-demand zones like Athens Riviera, Mykonos, or Thessaloniki.
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Applicants facing delays in asset liquidation.
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Bridge loans are usually secured against another property and repaid within 12–24 months.
If you need an explanation on writing your CV, Cover Letter and Email Template or help applying speak to Happy Face
Currency Exchange Considerations
Since the transaction must be completed in euros, those using foreign loans (e.g., in USD, GBP, or CNY) must factor in exchange rate risk. This is especially relevant for investors repaying loans in their home currency while generating returns (rental income or resale) in euros. Working with a currency hedging service or setting up euro-denominated accounts can help mitigate this risk.
Legal and Regulatory Compliance
Greece is strict about the origin of investment funds. Applicants must:
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Prove that funds transferred for the property purchase are not proceeds of crime.
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Provide full documentation of loans used from abroad.
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Transfer funds through legal banking channels with supporting documentation (SWIFT receipts, loan agreements, etc.).
Failure to comply with financial transparency and anti-money laundering regulations can result in disqualification or delays in residency issuance.
