Golden Visa Greece: Requirements, Investment Options & What to Expect (2026 Guide)

Investment options (overview)

Real estate investment

Typically involves acquiring property that meets the program’s criteria (including minimum investment thresholds and any location-based rules).

Other investment routes

Depending on the applicable rules, alternative routes may include financial investments or other qualifying contributions.

Important: Program rules can change (thresholds, eligible areas, property types, and transitional provisions). Always confirm the current requirements before signing.

Current legislation (Law 5100/2024 – Article 64)

The Greece Golden Visa framework has been updated under Article 64 of Law 5100/2024 (residence permit linked to real estate investment – replacement of Article 100 and paragraph 49 of Article 176 of Law 5038/2023). The key points include revised minimum investment thresholds, property size requirements, and restrictions on how the investment property may be used.

Minimum investment thresholds (real estate route)

• €800,000+ for: Attica, Thessaloniki Regional Unit, Mykonos, Santorini (Thira), and islands with a population (latest census) of more than 3,100 residents.
• €400,000+ for all other areas of Greece.

Property requirements (for the above thresholds)

• The investment must be made in one (1) single property.
• If the property is built (or has a building permit), it must have a minimum of 120 sq.m. of main spaces.

Two explicit exceptions where the minimum remains €250,000

Under paragraphs (c) and (d), the minimum acquisition value can remain at €250,000 in specific cases, across Greece:

• Change of use to residential: where the main spaces are converted into a residence, and the change of use is completed before submitting the application for the permanent investor residence permit.
• Industrial building conversion: a property that is (or includes) an industrial building (or part of one), provided that no industry has been installed and operating there for at least the last five (5) years, and the conversion conditions are met.
• Listed (preserved) building restoration: a listed/preserved building (or part of one) intended for restoration or reconstruction, provided the restoration/reconstruction is completed under the applicable conditions.

Restriction on short-term rentals (Law 5100/2024)

Properties acquired in full ownership and possession by third-country nationals for the initial granting or renewal of an investor residence permit are not allowed to be rented out short-term under the sharing economy model, and subletting is also prohibited. In addition, properties acquired under the conditions of paragraph (c) may not be used as a company headquarters or branch, as specified by the law.

Note: This is a practical summary for informational purposes. Always confirm the latest requirements and transitional provisions with qualified legal counsel before signing or transferring funds.

Choose assets that fit both your investment goals and Golden Visa eligibility rules.

Key requirements you should plan for

1) Legal and tax setup

Most buyers will need:

• A Greek tax number (AFM).
• A Greek bank account (often required for transaction flow and compliance).

2) Due diligence & compliance

Expect checks around:

• Source of funds.
• Anti-money laundering (AML) documentation.

3) Health insurance

Applicants typically need valid health insurance coverage that meets the program requirements.

4) Documentation package

Common document categories include:

• Passport and entry/visa documentation.
• Proof of investment and payment flow.
• Insurance documentation.
• Required application forms and photos.

Step-by-step: what the process usually looks like

Timelines: what to expect

Timelines vary by:

• Region/authority workload.
• Complexity of the file.
• How quickly documents are prepared and legalized.

A realistic plan is to allow time for both (a) the property transaction and (b) the residence permit processing.

Costs to budget for (beyond the investment)

Even when the investment amount is clear, investors should budget for:

• Legal fees and due diligence.
• Notary and registry costs.
• Translation, legalization/apostille, and document handling.
• Government fees and application-related charges.
• Ongoing property costs (maintenance, utilities, taxes).

Common pitfalls (and how to avoid them)

• Buying a property that doesn’t qualify under the current Golden Visa rules (or missing transitional conditions).
• Incomplete compliance trail (payment flow, source of funds, missing documents).
• Underestimating timelines (especially if you need documents from multiple countries).
• Skipping due diligence on title, planning, or building status.

FAQs

Can I include my family?

In many cases, yes—family inclusion is one of the key reasons investors choose the program. Eligibility depends on the current rules.

Do I need to live in Greece full-time?

This depends on the permit category and your long-term goals (especially if citizenship is a future objective). Confirm with your legal advisor.

Can I rent out the property?

Rental is often part of the investment strategy, but the rules can vary by property type and location. Confirm before you commit.

Next step

If you want a Golden Visa–eligible shortlist (Athens, the Riviera, or selected islands) and a clear plan for the purchase + application timeline, we can help you structure it end-to-end.