The Greece golden visa is a five-year, renewable residence permit for non-EU investors. It remains one of the few residence-by-investment programs in the EU that still accepts real estate, but the price has risen sharply. Since the 2024 overhaul, the minimum property investment is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the larger islands, and €400,000 in the rest of the country.
A narrow €250,000 tier survives for buildings converted from commercial to residential use and for listed buildings under restoration. Properties bought under the new rules must also meet a 120 m² minimum and cannot be rented out short-term.
This guide sets out the current thresholds, the conditions that catch buyers out, the non-property alternatives, and the changes proposed in 2026. Amounts are as of October 2026.
Key takeaways
- The real estate minimum is €800,000 in high-demand areas and €400,000 elsewhere, under Law 5100/2024, which amended Article 100 of the Migration Code.
- Standard purchases must be a single property with at least 120 m² of main living area. Smaller units cannot be combined to reach the threshold.
- Short-term letting of a qualifying property is banned, with a €50,000 fine and possible loss of the permit.
- Non-property routes include €500,000 bank deposits, government bonds or company capital, and €350,000 in qualifying funds.
- The permit has no minimum stay requirement, but naturalization and tax residence depend on actually living in Greece.
How the Greek golden visa works
The golden visa is a residence permit for third-country nationals who make a qualifying investment in Greece. It is valid for five years and can be renewed for further five-year periods as long as the investment is kept. If the investor sells the property, the permit no longer has a basis.
There is no minimum number of days to spend in Greece to keep or renew the permit. The permit lets the holder live in Greece and travel within the Schengen area under the usual short-stay limits, which our guide to the Schengen 90/180 rule explains. In general, the investor permit does not give the right to work as an employee in Greece.
Real estate thresholds by zone
According to an International Bar Association analysis of the 2024–2026 overhaul, the current real estate rules are:
| Zone or category | Minimum investment | Main conditions |
|---|---|---|
| Attica (including Athens), Thessaloniki regional unit, Mykonos and Santorini regional units, islands with more than 3,100 residents | €800,000 | One property, at least 120 m² of main area |
| Rest of Greece | €400,000 | One property, at least 120 m² of main area |
| Commercial property converted to residential use | €250,000 | Conversion legally completed before filing |
| Listed buildings to be restored | €250,000 | Full restoration before the first renewal |
The 120 m² test applies to built property, or property with an issued building permit, and counts only main areas. Storage rooms and parking spaces do not count toward the area, but their value can count toward the investment if bought under the same deed in the same building. Converted properties and listed buildings are exempt from the area test.
The single-property rule is one of the biggest changes. Before 2024, investors could combine several smaller apartments to reach the minimum. Under the new rules, the investment must generally be one property.
The €250,000 exceptions in detail
The reduced threshold is much narrower than it looks. For converted buildings, the change of use from non-residential to residential must be legally completed before the application, must have taken place after 5 April 2024, and must be backed by the prescribed engineer's certificate.
For listed buildings, the investor must complete the full restoration before the first renewal, five years after the permit is issued. The property cannot be sold before the restoration is complete, and a non-compliant transfer is void. Failure to restore can lead to revocation of the permit and a €150,000 fine.
The short-term rental ban
Properties used for a golden visa under the new regime cannot be let on short-term platforms or sublet. A breach can lead to revocation of the permit and a €50,000 fine. Long-term leases remain allowed, and leasing is not mandatory.
The ban is not retroactive. It does not apply to properties bought under the previous regime or completed during the transition period. This is the point the main opposition party wants to change, as covered in our report on the Greek opposition plan to end the real estate golden visa.
Non-property investment routes
Greece also accepts financial investments, listed in Article 99 of the Migration Code (Law 5038/2023). The main options are:
| Route | Minimum | Notes |
|---|---|---|
| Fixed-term deposit at a Greek bank | €500,000 | At least one year, with a standing renewal order |
| Greek government bonds | €500,000 | Remaining maturity of at least three years, bought through a Greek bank |
| Capital contribution to a company in Greece, a REIC or a venture capital fund | €500,000 | New shares or bonds traded on a market in Greece; REICs and venture funds must invest only in Greece |
| Units in a qualifying mutual fund | €350,000 | Fund invests only in shares and bonds traded in Greece and has assets of at least €10 million |
| Listed shares, corporate bonds or government bonds bought directly | €800,000 | Through a Greek regulated market |
| Investment in a registered Greek startup | €250,000 | Separate start-up investor permit; startup on the Elevate Greece register |
These routes avoid the property rules but bring their own conditions on holding periods, custody and reporting. The startup route, added in late 2024, is a separate permit: according to the Greek law firm Zepos & Yannopoulos, the investor may hold no more than 33% of the company, the startup must create at least two new jobs within a year, and the permit is issued for one year and then renewed for two-year periods.
Family members
The permit can cover the investor's spouse or registered partner, unmarried children under 21, and the parents of both the investor and the spouse or partner. Each family member receives an individual permit linked to the investor's permit, so the family's status depends on the main investment being kept. Our overview of residence programs that include parents compares Greece with other countries.
Fees, documents and processing
The Greek government's procedure registry lists a €2,000 residence permit fee for the investor and €16 for printing the electronic permit. A rejection can be appealed for €50. Family members pay separate permit fees.
The usual documents include a valid passport with an entry visa or visa exemption, a notarial certificate on the purchase and payment, proof of land registry or cadastral registration, private health insurance, photographs, and proof that the price was paid through traceable bank methods. Banks and notaries will also check the origin of the funds, as described in our guide to source of funds for investment migration.
The registry estimates 50 to 60 days for processing, but real timelines have often been longer because of backlogs. Applicants usually give biometrics in person in Greece. Professional costs add to the total: on a property purchase, buyers typically pay transfer tax of about 3% plus notary, land registry and legal fees.
What changed in 2026, and what may change next
Several developments in 2026 affect the program:
- Fewer new applications. Ministry data reported by To Vima show 2,551 new investor applications in the first half of 2026, down 44% from 4,553 a year earlier. Permits issued rose 21% to 4,919 as authorities cleared older files.
- A proposed 15% transfer tax. In September 2026 Finance Minister Kyriakos Pierrakakis announced that the property transfer tax for non-EU buyers without long-term residence would rise from 3% to 15% from 1 July 2027, about 15.45% with the municipal surcharge. This is an announcement, not yet law, and the details may change.
- A new housing strategy. Greece's National Housing Strategy 2026–2035, approved in July 2026, proposes a golden visa category that would allow investment across several properties if all are rented long-term. It is not yet in force and needs specific legislation.
- Political pressure. The main opposition party, PASOK, tabled an amendment in October 2026 to end property-based permits. The government rejected it.
For context on other EU programs, see our report on how Cyprus is tightening its golden visa.
Long-term residence, citizenship and tax
A golden visa can be renewed indefinitely, but it does not lead to Greek citizenship by itself. Naturalization generally requires seven years of lawful residence, real ties to Greece, and passing exams on the Greek language, history and culture. Time spent mostly outside Greece does not help build that case. An EU long-term resident permit is a separate status with its own presence rules.
Tax is also separate. Holding a golden visa does not make you Greek tax resident. Tax residence generally follows actual presence, usually more than 183 days in a year, and your center of life. Greece also offers a flat-tax regime for new tax residents who invest at least €500,000 in the country, with a fixed €100,000 a year on foreign income under Article 5A of the Income Tax Code. Our overview of non-dom regimes in Europe compares it with similar schemes. Leaving your current tax system depends on that country's own rules.
Frequently asked questions
What is the minimum investment for a Greece golden visa in 2026?
For real estate, €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 elsewhere. A €250,000 minimum applies only to converted commercial buildings and listed buildings under restoration. Non-property routes start at €250,000 for startups and €350,000 for qualifying funds.
Can I rent out a golden visa property in Greece?
Long-term rentals are allowed. Short-term rentals through platforms are banned for properties bought under the new rules, with a €50,000 fine and possible loss of the permit.
Can I combine two apartments to reach €400,000?
Not under the current rules. Standard purchases must generally be a single property with at least 120 m² of main area.
Do I have to live in Greece to keep the golden visa?
No minimum stay applies to keep or renew the permit. Living in Greece matters only if you later want citizenship, long-term EU residence or Greek tax residence.
Will Greece end the real estate golden visa?
The government has not announced a plan to close it. PASOK proposed ending property-based permits in October 2026, but the governing party rejected the amendment. A proposed 15% transfer tax for non-EU buyers from July 2027 would raise the cost if enacted.
Important: This article is general information, not tax, legal or financial advice. Rules change often and depend on your personal circumstances. Speak with a qualified professional in each relevant country before you act.