Greece Golden Visa 2026: Current Investment Thresholds

The Greek Golden Visa remains one of the most popular programs offering EU residency in exchange for property investment. Since 2013 it has given thousands of investors and their families free movement within the Schengen Area. However, reforms in 2023 and 2024 introduced location-based thresholds and several new requirements. This article summarises the rules in force as of 2026, the application process and the key points to watch.

Investment thresholds now depend on location

Greece now operates a three-tier structure:

• €800,000: the Attica region (Athens and surroundings), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
• €400,000: all other regions (e.g. Halkidiki, most of Crete, the Peloponnese, Kavala).
• €250,000: special cases such as converting a commercial building into residential use or restoring a listed building.

In the higher-threshold areas the investment must be made in a single property of at least 120 m². Combining several small apartments to reach the threshold is no longer possible there.

Short-term rental ban

Properties acquired under the Golden Visa may not be let on a short-term basis through platforms such as Airbnb. They may be let long-term or used by the investor and family. Breaches can lead to fines and revocation of the permit, so rental yield should be calculated on long-term lets.

Key benefits

• Five-year residence permit: renewed every five years as long as you keep the property.
• No minimum stay: you do not need to live in Greece to keep the permit.
• Whole family: your spouse, children under 21 and the parents of both spouses can be included.
• Schengen access: visa-free travel within Schengen for up to 90 days in any 180-day period.
• Path to citizenship: people who actually live in Greece for seven years and meet language and integration requirements can apply. Holding a Golden Visa alone is not sufficient.

Step-by-step application

1. Initial assessment: the right area and property type are identified based on your budget, family and goals.
2. Tax number (AFM) and bank account: your lawyer obtains your Greek tax number under power of attorney and starts the bank account opening.
3. Property selection and due diligence: title, zoning, debts and mortgages are checked by the lawyer.
4. Purchase contract: signed before a notary, paid through the bank and registered at the land registry.
5. Residence permit application: documents are submitted and you attend a biometrics appointment.
6. Card issuance: residence cards are issued for all family members after review.

Including property selection, the process usually takes 4–8 months. After filing you receive a certificate that allows you to stay in Greece legally.

Budget for the total cost

Allow roughly 5–7% on top of the purchase price:

• 3.09% property transfer tax (VAT treatment applies separately to new builds),
• Notary and land registry fees,
• Legal fees (typically 1–1.5% of the price),
• Permit fees plus translation and apostille costs.

There is also the annual ENFIA property tax and income tax on any rental income.

Points for Turkish citizens

Turkish citizens can buy property in Greece. Some border areas (such as the Evros region and certain eastern Aegean islands) may require an additional permit, so legal due diligence is essential. Documenting the source of funds and the bank transfer correctly is key to a smooth application.

Conclusion

With the right area and property, the Greek Golden Visa offers both a secure base in Europe for your family and an investment with strong growth potential. Rules have changed frequently in recent years, so please confirm the current requirements with our advisors before deciding.

This article is for general information only and does not constitute legal advice.