Its Golden Visa program allows eligible non-EU nationals to obtain a residence permit by making a qualifying investment in Greece.

The Greek Golden Visa is particularly well known for its real estate investment route. However, the program has changed significantly in recent years, with higher property investment thresholds in many popular locations and specific conditions for qualifying properties.

For investors considering Greece in 2026, understanding the investment rules, application process, residence rights, and restrictions is essential before committing funds.

This guide explains the main features of the Greek Golden Visa, property investment options, eligibility criteria, costs, and important considerations for prospective applicants.

What Is the Greek Golden Visa?

The Greek Golden Visa is a residence-by-investment program for eligible third-country nationals, meaning people who are not citizens of the European Union.

Under the real estate route, qualifying investors can obtain a residence permit by purchasing eligible property or meeting another permitted real estate investment condition. The residence permit is generally valid for five years and may be renewed if the applicant continues to satisfy the relevant requirements.

The program can be appealing to investors who want to spend time in Greece, establish a European base, or travel within the Schengen Area.

However, a Golden Visa is not Greek citizenship. It does not automatically grant a Greek passport, unrestricted employment rights, or permanent residence rights across every European country.

Applicants should review the current legal requirements through the Greek Ministry of Migration and Asylum.

Greek Golden Visa Investment Requirements in 2026

The minimum investment depends on the property's location and the type of transaction. Under the current real estate framework, the principal thresholds are €800,000, €400,000, and €250,000 for specified qualifying categories.

1. €800,000 Investment Threshold

The higher threshold applies to real estate investments in designated high-demand areas, including:

• The Attica region, which includes Athens.

• The Thessaloniki regional unit.

• Mykonos.

• Santorini.

• Greek islands with populations exceeding 3,100 residents, under the applicable rules.

For the standard property purchase route in these areas, the investment generally needs to be in a single property with a minimum surface area of 120 square metres.

2. €400,000 Investment Threshold

The €400,000 threshold generally applies to qualifying real estate in other areas of Greece that fall outside the higher-threshold locations.

The standard route also generally requires the purchase to concern a single property of at least 120 square metres.

Investors should verify the exact location, property classification, ownership structure, and applicable rules before signing a purchase agreement.

3. €250,000 Investment Categories

Certain special property categories may qualify at the €250,000 threshold. These include eligible properties involving a change of use from commercial or other permitted non-residential use to residential use, and qualifying listed buildings that must be restored or reconstructed.

These are specific legal exceptions, not a general option to purchase any Greek property for €250,000 and obtain a Golden Visa.

For change-of-use investments, the conversion must meet the applicable conditions and timing rules. Listed-building investments have their own requirements concerning the building's status and restoration.

Important: Always confirm that a property qualifies under the relevant investment category before transferring funds. The advertised purchase price alone does not establish eligibility.

Who Can Apply for a Greek Golden Visa?

The program is generally available to eligible non-EU nationals who meet the investment and residence-permit requirements.

Common requirements include:

• A valid passport or accepted travel document.

• A qualifying investment completed in accordance with Greek law.

• Proof of ownership or other evidence appropriate to the investment route.

• Required application forms and supporting documents.

• Appropriate health insurance, where required.

• Compliance with applicable immigration, identity, and criminal-record requirements.

• Payment of the required government fees.

Applicants must also provide evidence that the investment meets the program's legal and financial conditions.

The authorities may request additional documents depending on the investor's nationality, investment structure, and personal circumstances.

Benefits of the Greek Golden Visa

1. Residence in Greece

A successful applicant can live in Greece under the conditions of the residence permit. This may be useful for investors who want a second home, spend extended periods in Europe, or develop business and personal connections in Greece.

2. Schengen Area Travel

A valid Greek residence permit can facilitate short visits to other Schengen countries under the applicable Schengen rules.

It does not provide the right to live or work indefinitely in other Schengen countries. Each country continues to apply its own immigration and employment rules.

3. Family Inclusion

Eligible family members may be able to obtain residence permits linked to the main investor, subject to Greek law and the relevant documentation requirements.

Family members commonly considered under the rules include a spouse and eligible dependent children. The exact eligibility of each family member should be confirmed before applying.

4. Renewable Residence Permit

The Golden Visa residence permit is generally issued for five years and may be renewed while the relevant investment and other requirements continue to be satisfied.

Renewal is not automatic. Applicants must maintain the qualifying investment and provide the evidence required by the authorities.

5. Property Ownership

Investors using the real estate route can own qualifying property in Greece, subject to local property law and any restrictions applicable to their nationality or the specific location.

Property ownership also comes with financial responsibilities, including taxes, maintenance, insurance, and transaction costs.

Does the Greek Golden Visa Allow Employment?

The Greek Golden Visa should not be treated as a standard work permit. Investor residence permits do not provide general access to employment in Greece.

If your primary objective is to take a salaried job in Greece, you should investigate the appropriate employment or work-based residence route instead.

Investors considering company ownership, business activities, or self-employment should obtain legal advice about which activities are permitted under their specific residence status.

Can Golden Visa Property Be Rented Out?

Rental rules are an important part of investment planning.

Greek Golden Visa legislation introduced restrictions on short-term rentals for qualifying properties acquired through the relevant real estate investment route. Investors should not assume that they can automatically list their Golden Visa property on a short-stay platform.

The rules can differ according to the investment category and property circumstances. Before buying, confirm whether long-term rental, personal use, or any proposed commercial use is permitted.

Also consider the local tax treatment of rental income, property management expenses, and any obligations arising from Greek property ownership.

Documents Required for a Greek Golden Visa

The exact documentation depends on the investment type, but a typical application may require:

1. A valid passport and required entry documentation.

2. The completed residence-permit application.

3. Recent passport photographs and other identity information.

4. The property purchase contract or relevant investment documentation.

5. Proof of payment and evidence of the investment amount.

6. Notarial certificates and property registration records, where applicable.

7. Evidence that the property meets the requirements for the selected investment category.

8. Health insurance documentation, as required.

9. Proof of payment of government fees.

10. Family relationship documents for eligible accompanying family members.

11. Translations, authentication, or apostilles for foreign documents where required.

Property transactions may also involve title checks, land registry searches, tax identification, and other legal formalities.

Using an independent Greek lawyer and a qualified notary can help verify that the property and transaction comply with the applicable requirements.

How to Apply for the Greek Golden Visa

Step 1: Choose an Eligible Investment

Determine whether you plan to purchase standard residential property, invest in a qualifying conversion project, or use another permitted route.

Check the applicable investment threshold and confirm that the property meets the location, value, size, and other legal conditions.

Step 2: Complete Legal and Financial Due Diligence

Before buying, verify ownership, title, registration status, planning permissions, outstanding charges, and any restrictions on the property's use.

Ensure that the investment funds and payment arrangements can be documented properly.

Step 3: Complete the Investment

Sign the relevant agreements and complete the transaction in accordance with Greek law. Obtain the required proof of payment and property documentation.

Do not rely solely on an estate agent's assurance that a property qualifies for the Golden Visa.

Step 4: Prepare Your Application

Collect your identity documents, investment evidence, insurance documents, and other required records. Arrange certified translations and authentication where necessary.

Step 5: Submit the Application

Applications for investment residence permits are submitted through the Greek Ministry of Migration and Asylum's designated electronic services, following the procedure applicable to the specific route.

Applicants should confirm whether they need to enter Greece before submitting the application or whether an authorized representative can submit it on their behalf in their circumstances.

Step 6: Complete Biometrics and Additional Formalities

Follow instructions from the relevant Greek authorities regarding identity verification, biometric data, appointments, or additional documents.

Step 7: Receive and Maintain Your Residence Permit

Once the application is approved, follow the instructions for receiving the residence permit. Keep records of your investment and monitor renewal deadlines.

Before renewal, confirm that the qualifying investment remains compliant and that the required documents and fees are up to date.

How Much Does the Greek Golden Visa Cost?

The total cost depends on the investment category, property value, family size, and professional services required.

Typical expenses may include:

• Property purchase price or other qualifying investment.

• Property transfer tax and other transaction-related taxes.

• Notary and legal fees.

• Land registry or cadastral registration charges.

• Residence-permit application fees.

• Health insurance.

• Property maintenance, insurance, and applicable annual taxes.

• Translation, certification, and document authentication.

• Professional advice and application support.

For certain listed-building investment applications, Greece's administrative registry lists government fees totalling €2,016 for the initial application. This should not be assumed to be the fee for every Golden Visa route or applicant.

The property investment threshold is separate from transaction expenses and government fees. Obtain a complete cost estimate before committing to a purchase.

Does the Greek Golden Visa Lead to Citizenship?

The Golden Visa does not automatically grant Greek citizenship.

Naturalization generally involves separate legal requirements, which may include qualifying residence, integration, language knowledge, and other eligibility conditions. Simply holding an investor residence permit or owning property does not guarantee citizenship.

Applicants whose long-term objective is a Greek passport should obtain advice about the current naturalization rules and whether their actual residence pattern can satisfy the requirements.

Is the Greek Golden Visa Worth Considering in 2026?

The program may suit investors who want a European residence option, have sufficient capital, and are comfortable owning and maintaining Greek property.

However, a careful decision should take account of the investment threshold, taxes, legal costs, rental restrictions, property-market risks, and the distinction between residence rights and citizenship.

It is also important to compare the Golden Visa with other European residence options if your main goal is employment, running a business, or relocating permanently.

Frequently Asked Questions

What is the minimum investment for a Greek Golden Visa?

The standard real estate investment thresholds are generally €800,000 in designated high-demand areas and €400,000 in other eligible areas. Certain qualifying property conversions and listed-building investments may fall under a €250,000 exception.

How long is the Greek Golden Visa valid?

The investor residence permit is generally valid for five years and may be renewed if the applicable requirements continue to be met.

Can I live in another European country with a Greek Golden Visa?

The permit can facilitate short visits to other Schengen countries under the applicable rules, but it does not give you an unrestricted right to reside or work in every EU or Schengen country.

Do I have to live in Greece full-time?

The Golden Visa has generally not required the same minimum physical residence commitment associated with some other immigration routes. However, residence history and actual presence may matter for tax residency and any future citizenship application.

Can I sell the property after obtaining the Golden Visa?

Selling the qualifying property can affect your residence status unless you make another qualifying investment or otherwise meet the applicable legal requirements. Obtain advice before selling or transferring the investment.

Conclusion

The Greek Golden Visa offers eligible non-EU investors a route to Greek residence through qualifying investment. With thresholds that vary by location and property category, understanding the legal requirements is essential before buying real estate.

Investors should verify property eligibility, calculate all acquisition and ongoing costs, understand rental and employment restrictions, and prepare the required documentation carefully. Consulting qualified Greek legal and tax professionals can help reduce risks and ensure that the investment aligns with your residence goals.