Greece golden visa in 2026 and the new investment zones
The Greece golden visa in 2026: €800,000 and €400,000 zones, the 120 m² rule, the €250,000 conversion route, rental limits and the main renewal conditions.
Greece remains one of the most frequently compared residence by investment options in the European Union, but the entry price is no longer the €250,000 that defined the programme for most of the last decade. Law 5100/2024 reorganised the real estate route into geographic tiers and attached new conditions on property size and use. As of October 2026 these rules shape almost every purchase made for residence purposes.
This overview sets out the current thresholds, the narrow exceptions that still allow a lower investment, and the obligations that apply once a permit has been issued. It complements our step-by-step guide to the Greece golden visa application process and our overview of European residence by investment programmes.
Key takeaways
- Property in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents requires at least €800,000.
- Elsewhere in Greece the minimum is €400,000, invested in a single property of at least 120 m².
- A €250,000 threshold survives only for converting commercial buildings to residential use or restoring listed buildings.
- Short-term letting of a golden visa property is not permitted.
- Applications from Russian and Belarusian nationals have been reported as suspended, so the current position should be confirmed with the Greek authorities.
Two price zones now apply
The real estate route now distinguishes between high-demand and other areas. For the Attica region, the Thessaloniki regional unit, Mykonos, Santorini and any island with a population above 3,100, the minimum investment is €800,000. In the rest of the country the minimum is €400,000.
In both zones the investment must be made in a single property with a surface area of at least 120 square metres. Combining several smaller apartments to reach the threshold, a common approach before the reform, is no longer possible under the main route.
The €250,000 exceptions
Law 5100/2024 preserved a €250,000 threshold for two specific cases. The first is the conversion of a building from commercial to residential use, with the conversion completed before the permit is granted. The second is the restoration of a listed building. The Ministry of Social Cohesion and Family lists both under its golden visa programme pages, and they tend to suit buyers prepared to manage a construction project rather than acquire a finished home.
For a structured overview of the route, our Greece residency page sets out each stage from property selection to the residence permit.
How the property may be used
Golden visa properties cannot be offered for short-term rental, which in practice rules out platforms aimed at holiday lets. Long-term residential leasing remains possible. Investors who plan to rely on rental yield should therefore model returns on long-term lets and factor in that the location rules already push the minimum price higher in the most popular rental markets.
Permit conditions and family members
The permit is issued for five years and can be renewed as long as the investment is retained. There is no minimum stay requirement for renewal. Family members typically included are the spouse or registered partner, children under 21 and the parents of both spouses.
Applicants need private health insurance valid in Greece. The investor residence permit does not give the right to work as an employee, although holders may act as shareholders or board members of companies. According to the Ministry of Migration and Asylum, renewal carries a fee of €2,000 for the main applicant.
Nationality restrictions
Applications from Russian and Belarusian nationals have been reported as suspended, and the current position should be confirmed with the Ministry of Migration and Asylum before any commitment is made. Applicants from other countries go through standard background checks, and the source of funds must be documented.
Tax planning after the move is covered in our article on the Greek flat tax regime for new residents.
How Greece compares with neighbouring programmes
For readers weighing options, the most relevant difference with Cyprus is that the Cypriot route grants permanent residence at €300,000 plus VAT for a new home, whereas Greece issues a renewable five-year permit at a higher entry price in most popular areas. Portugal no longer accepts property at all under its golden visa. Our Greece residency page explains the document process in more detail.
Families deciding between the two closest alternatives can read our comparison of Malta and Cyprus permanent residence.
Practical steps for a purchase
A typical purchase begins with obtaining a Greek tax number and opening a local bank account, followed by legal due diligence on the title, permits and planning status. The full purchase price must be paid through the Greek banking system. Once the contract has been signed and the transfer registered, the application is filed with the relevant decentralised administration, and a certificate of application allows the family to stay lawfully while it is processed.
Buyers should confirm which zone a property falls into before committing, since boundaries follow administrative units rather than market perception. A property just outside Attica may qualify at €400,000, while an island property may be caught by the €800,000 rule if the island has more than 3,100 residents.
If you would like to talk through how these rules might apply to your own circumstances, our team would be glad to help. You can call +357 979 42 388 or write to us through our contact page.
Frequently asked questions
Can I still invest €250,000 in Greece?
Only under the conversion or listed building routes. A standard apartment purchase at €250,000 no longer qualifies.
Can I combine two properties to reach €400,000?
No. Under Law 5100/2024 the investment must be in a single property of at least 120 square metres.
Is the Greek golden visa a path to citizenship?
Naturalisation requires actual residence in Greece over several years. The golden visa itself does not confer citizenship, and time spent abroad does not count towards residence.
Can I rent the property on holiday platforms?
No. Short-term rental of a golden visa property is not permitted, although long-term leasing is allowed.
Sources
- Ministry of Migration and Asylum, Golden Visa, as of October 2026.
- Hellenic Parliament, Law 5100/2024, consolidated text.
- Ministry of Social Cohesion and Family, Increase in the minimum golden visa investment, as of 2026.
- Law 4251/2014, Article 20 on investor residence permits (TaxHeaven consolidated text), as of 2026.
This article is for general information only and does not constitute legal, tax or investment advice. Figures are stated as of 2026 and may change; confirm current requirements with the relevant authority and an independent adviser before acting. AT Express is a private consultancy and is not affiliated with any government or official programme.
Featured image: “Waterfront of Thessaloniki” by Yair Haklai, via Wikimedia Commons, CC BY-SA 4.0.
Please note. This article is for general information only and reflects our understanding at the date of publication. Programme rules, thresholds and fees are set by each government and can change at short notice. It is not legal, tax or financial advice; please check the current position with us or the relevant authority before acting.
By the AT Express editorial team · Published 30 October 2026 · Updated 31 October 2026
