The Golden Visa Process Step by Step: From Reservation to Card (2026)

The Golden Visa residence-permit application can only be made after the property sale has been successfully completed — this is the most fundamental, and most often overlooked, rule of the process. In this article we walk through the entire process from choosing a property to receiving the residence-permit card, with the real duration of each step and the full cost items, in five clear stages.

Step 1: The Reservation Agreement

Once a property has been identified, the lawyers draw up a Private Reservation agreement between seller and buyer. At this stage a deposit of roughly 10% of the agreed purchase price is usually paid; this takes the property off the market and allows the formal sale process to begin. This deposit ratio is an important detail we did not cover in earlier articles but which should be factored into practical budget planning.

Step 2: Power of Attorney (POA) — Four Different Methods

A power of attorney is required so that you (and your dependent family members) can be legally represented both in the purchase and in the Golden Visa application. Depending on where you are, four different delivery methods are available:

A practical tip: if you have dependent family members, preparing their powers of attorney at this stage too — or having all family members sign a joint POA — is advantageous for both cost and speed. This way the family members' applications can progress simultaneously with the main application.

Step 3: Legal Work and Completing the Sale

Once the POA is ready, the lawyers use it to obtain a tax identification number (AFM) on your behalf and represent you before every authority needed to complete the sale. During this period the amount required to buy the property must be transferred, and — just before the final instalment is paid — all purchase-related costs (transfer tax, cadastre fee, notary fee, legal fees) must be paid.

Step 4: Submitting the Application

Immediately after the sale contract is certified by the notary, a copy is sent to the land registry and a Pending Title Registration Certificate is issued within 2-5 working days. Once this document is ready, the Golden Visa application can be formally submitted.

Another important document comes into play at this stage: the Application Certificate. Processing the application takes 2-7 working days and this certificate is issued immediately. But there is a critical limitation to note — the certificate can be used only as an entry visa to Greece and, although it grants an unlimited length of stay, it is valid for 1 trip only. This is especially valuable for applicants without a valid Schengen visa who need to travel to Greece for their biometric appointment.

The required documents at this stage also include a clear scanned copy of every page of the passport in the correct order, showing all travel made in the 10-15 days before the application; this detail is often missed when preparing the documents to upload to the application system.

Step 5: Biometrics and Card Delivery

As detailed in our biometric appointment article, the only step in this process that cannot be completed remotely is submitting biometric data. The main applicant and dependants need to travel to Athens for just 1 working day (a 1-2 hour morning appointment) to give fingerprints.

After this step, issuing the plastic residence-permit cards takes roughly 6-8 months. This is longer than some figures (2-4 months) shared in our earlier articles; the difference reflects processing loads that vary by source, region and application period. It is therefore important to have a lawyer confirm the current waiting time before applying.

Full Cost Breakdown

The table below shows property purchase costs and government fees together:

The starred items (transfer tax, cadastre, notary, government fees, visa issuance) are fixed and set by the state; legal fees and the health-insurance policy can vary by provider. In total, property purchase costs (transfer tax + cadastre + notary + legal fee) reach roughly 7.37%; adding the government application fees and health insurance produces a picture consistent with the general 8-10% range stated in our total-cost and application-fees articles.

Process Summary: Five Steps at a Glance

• The reservation agreement is signed and a ~10% deposit is paid.
• The POA is prepared by one of four methods (visiting Greece, apostille, consulate or UK notary).
• The lawyer obtains the AFM and handles the sale; the price and costs are paid.
• The sale completes, the Pending Title Registration Certificate is obtained (2-5 working days), the Golden Visa application is submitted and the Application Certificate is issued (2-7 working days).
• A single trip to Athens is made for the biometric appointment; card delivery takes 6-8 months.

Frequently Asked Questions

1. How much is the reservation deposit, and is it refundable?
The reservation deposit is usually around 10% of the agreed purchase price. It takes the property off the market and allows the formal sale process to begin. Since the refund conditions can vary with the terms of the reservation agreement, it is important to clarify this with your lawyer before signing.

2. Which method should I use for my power of attorney?
It depends on where you are. If you can visit Greece, the fastest and simplest method is signing before a Greek notary (it takes at most 1 hour). If you are in a Hague Apostille Convention member country, the apostille process via a local notary takes 1-2 weeks. If you are in a country where apostille is not supported, you can proceed either through the local Greek Consulate or through a notary in the UK who can add an apostille remotely; both options take roughly 1-2 weeks.

3. Can I enter Greece with the Application Certificate without a valid Schengen visa?
Yes — it is a solution designed for exactly this purpose. The Application Certificate, issued immediately when your Golden Visa application is submitted, can be used only as an entry visa to Greece and grants an unlimited length of stay; but it is valid for 1 trip only. This is especially valuable for applicants without a valid Schengen visa who need to travel to Greece for their biometric appointment.

4. Does card delivery really take 6-8 months?
This is reported as a current, practically experienced timeline; however, processing times can vary by region, application volume and seasonal factors. Some sources we shared in earlier articles cited shorter periods (2-4 months); the difference may reflect different sources' experiences in different periods or regional offices. Having a lawyer confirm the current waiting time specific to you before applying is recommended.

5. What is the total additional cost ratio?
Property purchase costs (transfer tax 3.09% + cadastre 0.8% + notary 1.24% + legal fee 2.24%) total roughly 7.37%. On top of this come the government application fees (€2,000 for the main applicant, €150 per dependent adult, €16 visa fee per person) and the health-insurance policy (about €200 per person on average). Overall this is largely consistent with the 8-10% range stated in our general cost articles.

Note: The process steps, timelines and cost ratios in this article are based on general practice and may vary by provider, region and current regulations. Contact us to manage your process step by step, decide on your power-of-attorney method and confirm current costs — we are with you from the start to the end of the Golden Visa process.