Golden Visa in a Child's Name: Minor as Main Investor (2026)

Golden Visa family cover is usually built with a parent as the investor and the children as family members. But children over 21 drop out of that cover. So some families ask the question the other way round: can we buy the property in our child's name and make the child the main investor?

The answer is yes, but this route is not as simple as it looks. In this article we explain the legal basis, the approval you need from a Greek court, the parents' position and the real risks.

Legal Basis

• No age limit. Article 100 of the Migration Code (Law 5038/2023), which governs the Golden Visa, sets no minimum age for the investor.
• Legal Council of State opinion. According to Opinion 22/2020 of the Greek Legal Council of State, a foreign minor who has lawfully acquired property falls within the concept of "investor"; the parents handle the process as legal representatives.
• Ministry practice. The Migration Ministry adopted this opinion in a letter dated 16 November 2020 and notified the regional directorates.
• Not the other way round. According to Opinion 230/2019, a parent cannot obtain an investor permit for themselves through the child's property.

So the child can be the main investor; but this does not mean the parents automatically gain investor status through the same property.

The Purchase: Court Approval Is Required

Under the Greek Civil Code, parents must obtain the approval of the Magistrates' Court (Eirinodikeio) when acquiring real estate in the name of a minor child. A title deed signed without approval risks being invalid, and approval obtained afterwards does not cure this.

Steps:

1. Property selection and legal review. The property's Golden Visa eligibility and title are checked (due diligence).
2. Tax numbers. A Greek tax number (AFM) is obtained for the child and, in practice, for both parents.
3. Court application. Both parents apply to the Magistrates' Court through a Greek lawyer. The petition describes the property, the maximum price, the source of funds and why the purchase is in the child's interest. The court may attach conditions to its approval.
4. Waiting. Based on published decisions, the process takes about 3.5–6 months.
5. Title deed. The parents sign the contract before a notary, as holders of parental responsibility or through a power of attorney; the court decision is attached to the deed.
6. Golden Visa application. The application is filed in the child's name; the Golden Visa fee (€2,000) is paid only for the investor.
7. Biometrics. Children under 6 are not fingerprinted and do not need to attend in person; children aged 6 and over travel to Greece once with a parent.

Practice varies: Some notaries and land registry offices take different approaches to court approval. The safest route is to obtain approval from the start.

How Is Payment Made?

• The full price must be paid through the banking system before the application; cash is not accepted.
• Payment can be made from the parent's own account; there is no need to open a Greek bank account in the child's name.
• Because a minor cannot take on debt, loans, mortgages, seller financing or instalment payments cannot be used.
• Off-plan projects paid in instalments are therefore usually not suitable for this structure; a ready-to-deliver property is more practical.

Can the Parents Get Residence Too?

This is the most misunderstood point of the structure. The Golden Visa family member list covers the parents of the investor and of the investor's spouse. But how the parents of a minor investor fit into this cover is not expressly regulated.

• There are reported cases in practice where the parents were covered.
• But there is no guarantee; relying on this structure without written confirmation from the authorities is risky.
• A parent cannot obtain an investor permit for themselves through the child's property (Opinion 230/2019).

Bottom line: If your main goal is residence for yourself, the standard structure with the parent as main investor is safer. The child-name structure is for families who prioritise the child's long-term status. We explain who is covered in the standard structure in our family members guide.

What Happens After 18?

• Sale and mortgage: Until the child turns 18, selling or mortgaging the property still requires court approval.
• The child's permit does not end at 21. Because the child is the main investor, the permit is renewed every five years as long as the property is kept. This is the key advantage over the standard structure, where children drop out at 21.
• After 18 the child is free to sell, but the Golden Visa ends. When the child sells the property, the residence right ends too (what happens when you sell).

Tax Aspects

• Greece: A cash gift from parent to child made through the banking system may be tax-free in Greece up to a certain amount. Whether a declaration is required depends on how the payment is made; confirm with your Greek lawyer.
• Your home country: A gift to your child may be subject to gift or inheritance tax in your country of residence, often with reduced rates and specific filing deadlines for gifts from parents to children. Calculate this with your tax adviser.
• Annual taxes: ENFIA property tax is declared under the child's tax number; rental income is added to the parent's income.

Real Risks

Required Documents

• Passports of the child and the parents
• Apostilled birth certificate (full civil registry extract) with Greek translation
• Consent of both parents
• Greek tax numbers (AFM) for the child and the parents
• Petition to the Magistrates' Court and the court decision
• Documents showing the source of funds
• Health insurance

For the full list, see our required documents guide.

Frequently Asked Questions

1. Can a child under 18 be the main Golden Visa investor?
Yes. Greek law sets no minimum age for the investor, and the Migration Ministry has accepted minor investors since 2020. The parents handle the process as legal representatives.

2. If the child is the main investor, do the parents get residence too?
Not guaranteed. Whether the parents of a minor investor are covered as family members is not expressly regulated. There are examples in practice, but do not rely on this structure without written confirmation.

3. Why is court approval needed and how long does it take?
The Greek Civil Code makes the acquisition of real estate in a minor's name subject to court approval. Based on published decisions, the process takes about 3.5–6 months.

4. Does the child lose the permit at 21?
No. Because the child is the main investor, the permit is renewed every five years as long as the property is kept. In the standard structure, children included as family members drop out at 21.

5. Can I buy in my own name first and gift the property to my child later?
This does not work. The moment ownership leaves you, your own Golden Visa ends.

This article is general information and not legal advice. Every case should be reviewed by a lawyer registered in Greece.