📚 Greece Golden Visa and the Huaqiao Sheng Joint Exam | 华侨生联考及希腊购房签证
Buying a 250,000 EUR property in Greece has become one of the most discussed routes for Chinese families who want a European residence card and a lower-pressure pathway into mainland universities. The pitch sounds simple: invest in Greek real estate, obtain a five-year renewable residence permit, travel freely across the Schengen Area, and let your child sit the Joint Exam for Overseas Chinese, Hong Kong, Macao and Taiwan Students. In practice, the legal thresholds have changed substantially since 2023, and the eligibility test for the exam is far stricter than most promotional posts suggest.
在希腊购买 25 万欧元房产，已经成为许多中国家庭讨论最多的路径之一：既能拿到欧洲居留卡，又能让孩子以华侨生身份、用相对更低的分数进入国内名校。听起来很简单——投资希腊房产、获得五年可续签的永居许可、畅行申根区、让孩子参加华侨生联考。但事实上，自 2023 年起相关门槛已经发生明显变化，而联考报考资格的审核远比多数宣传文案所描述的严格。
1. Why This Route Attracts Chinese Families | 这条路径为何备受关注
Three separate pressures push families toward this combination. The first is examination competition: the mainland gaokao is sat by more than ten million candidates each year, and a place at a top-20 university can require a provincial ranking in the top fraction of a percent. The second is the search for a legitimate status route rather than a loophole. The third is asset allocation, since a Euro-denominated property in a Schengen country doubles as a residence permit and a long-term holding.
推动家庭选择这条组合路径的，是三股彼此独立的压力。第一是考试竞争：内地高考每年考生超过一千万人，要进入前 20 名的高校，往往需要在全省排名中挤进极小比例。第二是寻找一条合规的身份路径，而不是钻空子。第三是资产配置：一套以欧元计价、位于申根国家的房产，同时兼具居留许可和长期资产两种属性。
The core mechanism families care about is the separate admissions channel. Candidates sitting the joint exam compete in a much smaller pool and are admitted through a distinct quota, so the same university may publish a considerably lower minimum score for this channel than for the gaokao channel.
家庭真正关心的核心机制，是独立招生通道。参加联考的考生在一个人数小得多的池子里竞争，并通过单独的招生计划录取，因此同一所大学在这一通道公布的最低分数，往往比高考通道低不少。
2. Who Counts as a Huaqiao Candidate? | 华侨生身份的官方认定标准
The examination is formally titled the Joint Entrance Examination for Overseas Chinese, Hong Kong, Macao and Taiwan Students. It has two distinct candidate groups: Hong Kong, Macao and Taiwan residents, and overseas Chinese. A family holding a Greek residence card falls into the second category, and that category has its own residence-history test.
这项考试的正式名称是"中华人民共和国普通高等学校联合招收华侨、港澳地区及台湾省学生入学考试"，考生分为两类：港澳台地区居民，以及华侨。持希腊居留卡的家庭属于第二类，而这一类有独立的居住史审核标准。
For an overseas Chinese candidate, the standard test is normally that both the candidate and one parent have obtained long-term or permanent residence rights in the country of residence, have resided there continuously for at least two years, and that the candidate has actually spent a cumulative minimum period physically in that country within the two years before registration. A second, longer route exists for families who only hold a continuous legal residence status rather than permanent residence.
对华侨考生而言，通常的标准是：考生本人及其父母一方均须取得住在国的长期或永久居留权，并已在住在国连续居留满两年，同时考生本人在报名前两年内，须在住在国实际累计居留达到规定的最低月数。若家庭只持有连续合法居留资格而非永久居留，则适用另一条年限更长的路径。
The exact month counts are set out in the annual registration notice and should always be read from the current official document, not from a sales brochure. What matters for planning is the principle: holding a card is not enough; physical residence history is audited.
具体月数由当年报名通知规定，必须以最新官方文件为准，而不是以宣传册为准。对规划而言真正重要的是一条原则：仅仅持有身份卡并不够，实际居住记录会被审核。
3. The Greece Golden Visa in 2025: What 250,000 EUR Still Buys | 2025 年希腊购房签证：25 万欧元还能买到什么
Greece introduced its residence-by-investment programme in 2013 with a single 250,000 EUR threshold. That simple picture no longer holds. Since 1 September 2024, Greece operates a tiered system based on location and property type, and the 250,000 EUR figure now applies only to specific categories.
希腊于 2013 年推出投资居留计划，最初只有单一的 25 万欧元门槛。这一简单格局已不复存在。自 2024 年 9 月 1 日起，希腊实行按区域和房产类型划分的阶梯式门槛，25 万欧元现在只适用于特定类别。
| Investment Route | 投资类别 | Minimum Amount | 最低投资额 |
| High-demand areas: Attica (Athens), Thessaloniki, Mykonos, Santorini and islands above the population threshold | 高需求区域：阿提卡（雅典）、塞萨洛尼基、米科诺斯、圣托里尼及人口超过门槛的岛屿 | 800,000 EUR |
| Other regions of Greece | 希腊其他地区 | 400,000 EUR |
| Conversion of commercial or industrial buildings into residential use | 商业或工业建筑改造为住宅 | 250,000 EUR |
| Restoration of listed or protected historic buildings | 受保护历史建筑的修复投资 | 250,000 EUR |
The 250,000 EUR entry point therefore survives, but as a specialist route rather than the default. Conversion projects require a completed change of use and normally a minimum floor area, and restoration projects carry a legal deadline for completing the works. Families must confirm the exact conditions with a Greek lawyer before signing anything.
因此 25 万欧元的入门档仍然存在，但它变成了专业路径，而不再是默认选项。改造类项目要求完成用途变更，通常还有最低建筑面积要求；修复类项目则带有完工的法定期限。家庭在签署任何文件前，必须由希腊律师确认具体条件。
All routes require the investment to be held in a single property, to be paid from a verified bank account, and to be maintained for as long as the residence permit is to be renewed.
所有路径都要求投资集中于单一房产、通过可核查的银行账户付款，并且在居留许可需要续签的整个期间持续持有。
4. The Application Timeline: Four to Six Months | 申请时间线：四到六个月
A clean Greek property purchase followed by a residence application typically runs four to six months when documents and source-of-funds evidence are complete. Delays almost always come from title checks, bank compliance questions, or missing certified translations rather than from the immigration office itself.
如果文件齐备、资金来源证明清晰，一次顺利的希腊购房加居留申请通常需要四到六个月。延误几乎都来自产权核查、银行合规问询或缺少认证翻译，而不是移民局本身。
- Select the property and run a title and encumbrance check | 选房并进行产权与抵押情况核查
- Appoint a Greek lawyer and sign a power of attorney | 委托希腊律师并签署授权书
- Obtain a Greek tax number and open a local bank account | 申请希腊税号并开立本地银行账户
- Sign the preliminary agreement and transfer the purchase price | 签署预售合同并支付房款
- Pay the property transfer tax and sign the notarial deed | 缴纳房产转让税并签署公证契约
- File the residence permit application and receive the blue receipt | 递交居留申请并取得蓝纸凭证
- Attend biometrics, then collect the five-year card | 录指纹，随后领取五年期居留卡
The blue receipt issued during processing already allows the applicant to remain in Greece lawfully while the card is printed, which is why the practical waiting time families experience is often shorter than the formal processing statistics suggest.
审理期间签发的蓝纸已经允许申请人在卡片制作期间合法留在希腊，因此家庭实际感受到的等待时间，往往比官方公布的审理统计更短。
5. Schengen Mobility: From 27 to 29 Countries | 申根通行：从 27 国到 29 国
A Greek residence permit gives the holder visa-free short-stay travel across the Schengen Area. When the programme was first marketed, the area covered 27 countries; since Bulgaria and Romania completed their staged accession, the Schengen Area comprises 29 states.
持有希腊居留许可，可以在申根区免签进行短期旅行。该项目最初宣传时，申根区覆盖 27 个国家；随着保加利亚和罗马尼亚完成分阶段加入，申根区现已包含 29 个国家。
Short-stay rule: a maximum of 90 days within any 180-day period
短期停留规则：任意 180 天内最多停留 90 天
This is a short-stay right, not an automatic right to live or work elsewhere in Europe. Moving your centre of life to another Schengen state requires that state's own permit, so families who plan to relocate should not assume the Greek card travels with them.
这是一项短期停留权，并不等于可以在欧洲其他国家自动居住或工作。若要把生活重心转移到另一个申根国，仍需申请该国的许可，因此计划迁居的家庭不应假定希腊居留卡可以随身"通用"。
6. No Age, Language or Residency Requirement | 无年龄、语言、居住要求意味着什么
The Greek programme genuinely has no language test, no minimum education, no business background check and no minimum stay requirement for renewal. The main applicant must be at least 18, hold a clean criminal record and maintain the qualifying investment.
希腊项目确实没有语言考试、没有最低学历要求、没有经商背景审查，续签也没有最低居住天数要求。主申请人须年满 18 周岁、无犯罪记录，并持续持有合格投资。
Two limits are frequently overlooked. First, a Golden Visa holder may not take employment in Greece; the permit is designed for investors, passive income holders and business owners. Second, "no residency requirement" applies to keeping the card, not to qualifying your child for the joint exam.
有两点常被忽略。第一，黄金签证持有人不得在希腊受雇工作；该许可是为投资者、被动收入持有者和企业经营者设计的。第二，"无居住要求"只针对保留居留卡，而不是针对让孩子获得联考资格。
Permanent residence under this programme is also not citizenship. Greek nationality follows a separate naturalisation route with its own residence and language conditions, so families should treat the card as a residence solution rather than a passport shortcut.
通过该项目获得的永久居留也不等于国籍。希腊国籍适用独立的入籍路径，有其自身的居住年限和语言条件，因此家庭应把这张卡视为居留解决方案，而不是护照捷径。
7. Turning Residence into Exam Eligibility | 从居留身份到报考资格的关键一步
This is where most families misjudge the plan. A residence card alone does not create a Huaqiao candidate. The candidate must accumulate genuine physical presence in the country of residence during the qualifying window before registration.
这正是多数家庭误判计划的环节。仅有一张居留卡并不会自动产生华侨生身份。考生必须在报名前的资格窗口内，在住在国累积真实的实际居住时间。
Because the audit window looks backwards from the registration deadline, decisions about when to move, how long to stay and how to document each entry and exit must be made years in advance. Passport stamps, flight records, school enrolment records and utility or lease documents are all useful evidence.
由于审核窗口是从报名截止日往前推算，何时移居、停留多久、如何记录每一次出入境，都必须在数年前就开始规划。护照印章、航班记录、学校在读证明以及水电或租赁文件，都是有用的证据材料。
Families often discover the problem too late: a child who has studied in the mainland throughout secondary school, with only holiday visits to Greece, will usually fail the physical-presence test no matter how valid the property investment is.
家庭往往发现得太晚：如果孩子整个中学阶段都在内地就读，只是假期去希腊短期停留，那么无论房产投资多么合规，通常都无法通过实际居住审核。
8. Curriculum Bridging for A-Level and IB Students | A-Level 与 IB 学生的课程衔接
Students arriving from A-Level or IB backgrounds usually find mathematics, physics and chemistry comfortable, because the joint exam's science papers sit below the hardest mainland gaokao items in depth while still covering a broad syllabus.
从 A-Level 或 IB 体系转入的学生，通常在数学、物理、化学上比较轻松，因为联考理科卷在深度上低于内地高考最难的题目，但覆盖面依然很广。
Chinese language is the real differentiator. The paper includes classical Chinese passages, close reading and a substantial composition, and students educated overseas often lose more marks here than in any other subject.
语文才是真正的分水岭。试卷包含文言文阅读、现代文精读和一篇分量很重的作文，海外就读的学生往往在这一科失分最多。
History and geography, which humanities candidates must sit, are heavily oriented towards the mainland curriculum framework. Students following a British or international syllabus will need structured revision rather than casual reading.
文史类考生必考的历史与地理，高度贴合内地课程框架。学习英国或国际课程体系的学生，需要系统性的复习，而不是随意翻阅。
- Start Chinese composition practice at least 18 months before the exam | 语文作文训练至少提前 18 个月开始
- Map A-Level Maths topics against the joint exam syllabus and fill gaps in probability and sequences | 将 A-Level 数学知识点与联考大纲对照，补齐概率与数列缺口
- Use past papers under timed conditions, not topic-by-topic | 采用限时整套真题，而不是按专题零散刷题
- Keep a bilingual glossary for history and geography terminology | 为历史、地理术语建立双语词汇表
9. Exam Structure and Score Bands | 考试结构与分数线
The examination is normally held over one weekend in the second half of May, with registration in March. Candidates choose either the science track
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