Greece Golden Visa 2026: The Complete Guide to Property Investment, Requirements & Residency
Greece offers international investors a combination of Mediterranean living, real estate opportunities and a pathway to Greek residency. Through the Greek Golden Visa programme, eligible non-EU nationals may obtain a five-year residence permit by making a qualifying investment, subject to specific legal and financial requirements.
However, the programme has changed significantly in recent years. Investment thresholds depend on the property's location and category, while special investment routes and restrictions on short-term rentals require careful consideration.
Whether you are exploring property in Athens, the Athenian Riviera or Greece's coastal markets, this guide explains the principal requirements, investment thresholds, benefits and checks to consider before buying.
What Is the Greece Golden Visa?
The Greece Golden Visa is a residence-by-investment programme that allows eligible non-EU nationals to apply for a five-year Greek residence permit after making a qualifying investment.
Real estate is one of the programme's principal investment routes. Depending on the property's location and legal category, investors may qualify through a conventional property purchase or through specific categories involving the conversion of commercial premises into residential use or the restoration of listed buildings.
Greece Golden Visa Investment Requirements in 2026
The minimum qualifying investment depends on the property's location and the statutory category under which the investment qualifies.
Attica, the Thessaloniki Regional Unit, Mykonos, Santorini and Greek islands with more than 3,100 residents, subject to the applicable rules.
Other qualifying areas of Greece, subject to the single-property and minimum-area requirements where applicable.
Specific qualifying conversions to residential use or listed-building restoration projects, subject to separate statutory conditions.
The €800,000 investment threshold
The €800,000 minimum applies to designated higher-threshold locations, including the Region of Attica, the Thessaloniki Regional Unit, Mykonos and Santorini, as well as Greek islands with a population exceeding 3,100 residents under the applicable census.
Under this route, the investment must concern one property. For a built property or a property for which a building permit has been issued, the principal interior spaces must meet the 120-square-metre minimum.
The €400,000 investment threshold
The €400,000 minimum applies in other eligible areas of Greece, subject to the statutory conditions. The investment must concern one property, and the 120-square-metre minimum for principal interior spaces applies to built properties and properties with a building permit under this route.
The €250,000 investment threshold: Special categories
The €250,000 route is not a general alternative for every property in Greece. It applies to specific statutory categories, principally:
- Change of use to residential property: The qualifying conversion must be completed before the residence permit application is submitted, subject to the relevant legal conditions.
- Listed buildings requiring restoration or reconstruction: The investment must meet the statutory requirements for the relevant listed property or part of a listed property.
The special categories have their own conditions. The 120-square-metre minimum applicable to the €800,000 and €400,000 purchase routes does not apply to qualifying €250,000 categories. Buying any commercial property for €250,000 does not automatically create Golden Visa eligibility: classification, permitted use, documentation and timing must be verified.
Golden Visa Investment Thresholds at a Glance
| Investment route | Minimum investment | Main conditions |
|---|---|---|
| Higher-threshold locations | €800,000 | One property; 120 m² minimum principal interior area where applicable. |
| Other eligible locations | €400,000 | One property; 120 m² minimum principal interior area where applicable. |
| Qualifying change of use | €250,000 | Conversion to residential use completed before application, subject to law. |
| Qualifying listed building | €250,000 | Statutory restoration or reconstruction requirements apply. |
These amounts are minimum qualifying investments, not the total acquisition budget. Taxes, professional fees, registration costs, renovation expenses and other transaction costs may increase the amount required.
Does the Property Need to Be 120 Square Metres?
Not in every case. The minimum area requirement applies to built properties and properties with a building permit acquired under the €800,000 and €400,000 routes. The special €250,000 categories for qualifying changes of use and listed-building restoration have different rules and are not subject to that 120-square-metre minimum.
Before making an offer, verify the property's principal interior area, planning status, permitted use and eligibility under the specific investment category.
Who Can Apply for the Greece Golden Visa?
The real estate route is designed for eligible nationals of countries outside the European Union who satisfy the applicable investment, documentation and immigration requirements. Applicants must demonstrate that the investment meets the statutory criteria and provide the supporting documents required by the competent authorities.
Documents may include a valid passport, proof of the qualifying property transaction and payment, property registration documents, health insurance and other evidence required for the applicant's circumstances. The investment price alone does not establish eligibility.
Can Your Family Receive Residence Permits?
The Greek framework provides for eligible family members to obtain residence permits linked to the qualifying investor, subject to the applicable legal definitions and documentation requirements. Family eligibility should be confirmed with an immigration lawyer before the investment is finalised.
Can You Live in Greece Without Moving Permanently?
The investor residence permit does not generally require a minimum number of days physically spent in Greece each year merely to maintain the permit. However, immigration status and tax residency are separate matters. A Greek residence permit does not by itself determine where an individual is tax-resident. Obtain tax advice before changing your residence or business arrangements.
Does the Golden Visa Allow Travel Throughout Europe?
A valid Greek residence permit can facilitate short-stay travel within the Schengen Area, subject to applicable rules. The standard short-stay limit for visits to other Schengen countries is generally 90 days in any 180-day period. The Golden Visa does not automatically grant the right to live or work indefinitely in every EU Member State.
Can You Work in Greece With a Golden Visa?
The investor residence permit does not provide access to salaried employment in Greece. Business ownership, corporate participation, directorships and other commercial activities can raise different legal questions depending on the activity and structure. Seek specific legal and tax advice if you intend to work or operate a business in Greece.
Can a Golden Visa Property Be Rented Out?
Leasing may generally be possible, subject to the applicable rules. However, properties acquired for the relevant investor residence permit are subject to restrictions that prohibit short-term rentals within the sharing economy and prohibited forms of subletting.
Investment Thresholds at a Glance
The minimum qualifying investment depends on the property's location and the applicable investment category.
Higher-Threshold Locations
- Attica, including Athens and the Athenian Riviera
- Thessaloniki Regional Unit
- Mykonos and Santorini (Thira)
- Greek islands with more than 3,100 residents
One property. At least 120 m² of principal interior space for built properties or properties with a building permit, where applicable.
Other Eligible Locations
- Other eligible regions of Greece
- Mainland locations outside the higher-threshold areas
- Eligible islands outside the higher-threshold category
One property. At least 120 m² of principal interior space for built properties or properties with a building permit, where applicable.
Special Investment Categories
- Change of use: qualifying conversion to residential use completed before application.
- Listed buildings: qualifying restoration or reconstruction projects.
Special statutory conditions apply. The 120 m² minimum does not apply to these qualifying categories.
What Are the Additional Costs?
The minimum investment threshold is only one part of the budget. Depending on the transaction, additional costs may include:
- Property transfer tax or other applicable property taxes.
- Notary fees and Land Registry or Cadastral Office registration fees.
- Legal fees for title checks and transaction support.
- Real estate agency fees, technical inspections and engineer's reports.
- Translation, certification and apostille costs.
- Residence permit application fees, health insurance and any required renovation or restoration works.
Prepare a full acquisition budget before signing a binding agreement.
How to Choose the Right Golden Visa Property
- Confirm the investment threshold. Establish whether the property falls within the €800,000, €400,000 or qualifying €250,000 category.
- Verify the legal status. Have a qualified lawyer review ownership, title, encumbrances and transaction documents.
- Arrange a technical inspection. Check planning compliance, building permits, floor areas and permitted use where appropriate.
- Understand rental restrictions. Confirm that your intended use is permitted.
- Calculate the full acquisition cost. Include transaction expenses, professional services, maintenance and works.
- Evaluate the location. Consider accessibility, infrastructure, local demand, condition and resale prospects.
- Obtain specialist advice. Confirm eligibility with qualified immigration, legal and tax professionals before committing funds.
Why Explore Property Investment With Property Time?
Choosing a property in Greece involves more than finding an attractive home. International investors need to understand local markets, identify suitable opportunities and coordinate the checks required for a well-informed transaction.
Property Time helps buyers explore real estate opportunities in Athens, the Athenian Riviera and selected coastal markets in Attica, including Saronida, Lagonisi, Anavyssos and Palaia Fokaia. We help you explore properties aligned with your budget, preferred location and investment objectives, while you coordinate the necessary legal, technical and tax checks with qualified professionals.
Your Greek Property Investment Starts Here
Looking for a property in Greece or exploring your Golden Visa options? Tell us your investment goals and preferred location. Start by exploring available properties or contacting the Property Time team.
Property eligibility is subject to the applicable Greek immigration legislation and verification by qualified professionals.Frequently Asked Questions About the Greece Golden Visa
What is the minimum investment for the Greece Golden Visa in 2026?
The principal real estate thresholds are €800,000 in designated higher-threshold locations and €400,000 in other eligible areas. A €250,000 minimum applies to certain special categories, subject to statutory conditions.
Can I buy several properties to meet the €400,000 or €800,000 threshold?
Under the standard €400,000 and €800,000 purchase routes, the investment must concern one property. Verify the proposed ownership structure against the applicable law.
Can I qualify by buying a commercial property?
Potentially, but not every commercial property qualifies. The €250,000 change-of-use route requires compliance with statutory conditions, including completion of the qualifying conversion before application.
How long is the Greek Golden Visa valid?
The investor residence permit is issued for five years and may be renewed if the relevant requirements continue to be met.
Do I need to live in Greece all year?
The investor permit does not generally impose a minimum annual physical-stay requirement. Tax residency and other legal obligations must be considered separately.
Can I rent out my Golden Visa property?
Leasing may be possible, but restrictions apply to short-term rentals within the sharing economy for properties acquired under the relevant investor permit. Verify the intended arrangement before purchase.
Does the Golden Visa automatically give me Greek citizenship?
No. A Golden Visa is a residence permit. Citizenship has separate eligibility and naturalisation requirements and is not automatically granted through a property purchase.
Can I apply before travelling to Greece?
The applicable procedures may allow eligible applicants to submit an application through a properly authorised representative. Confirm the procedure and documentation for your specific circumstances.
Plan Your Investment Before You Buy
The Greece Golden Visa remains an option for eligible non-EU investors seeking a qualifying real estate investment and Greek residency. The distinction between the standard investment thresholds and the special €250,000 categories is essential.
A well-planned purchase starts with the right property, accurate legal verification and a clear understanding of the investment's intended use. Contact Property Time to explore real estate opportunities in Greece and identify properties aligned with your objectives.
Disclaimer: This article is intended for general informational purposes and does not constitute legal, immigration, tax or investment advice. Golden Visa requirements and administrative procedures may change. Eligibility must be confirmed for each transaction with the competent authorities and qualified professionals before any investment decision.
