Golden Visa 2026: Your Ultimate Guide to Property Investment in Greece

Golden Visa 2026: Your Ultimate Guide to Property Investment in Greece

Greece’s Golden Visa program is still one of the most accessible residency-by-investment options in Europe. But since the 2024 reforms, the rules in 2026 are more location-dependent and more restrictive — especially around minimum investment thresholds, property size, and rental usage.

This guide explains exactly what foreign investors need to know to navigate Golden Visa Greece in 2026 with confidence.

What Is the Greece Golden Visa?

The Greece Golden Visa allows non-EU/EEA citizens to receive a 5-year renewable residence permit by making a qualifying investment — most commonly through real estate. The permit can be renewed indefinitely as long as you keep the investment.

Key advantages include:

• Schengen travel convenience (short stays within Schengen rules)

• Family reunification (spouse + children up to 21, and dependent parents)

• No minimum stay requirement to keep the permit

What Changed: Golden Visa Greece 2026 Rules

1) New minimum investment thresholds (two-tier system)

As of 2026, Greece applies two main tiers depending on location:

• €800,000 (Tier 1 / Prime locations)
  Includes Attica (Greater Athens area), Thessaloniki, Mykonos, Santorini, and any island with over 3,100 inhabitants.

• €400,000 (Tier 2 / Rest of Greece)
  Applies to all other areas outside the prime-zone definition.

2) A special €250,000 exception still exists (but it’s strict)

There is still a €250,000 route, but only in very specific cases:

• Conversion of commercial/industrial property to residential, or

• Restoration of a listed heritage building
  …and it must be one single property, completed before applying.

Property Requirements You Must Meet (2026)

One property only

You must invest in a single property — you cannot combine multiple smaller units to reach the threshold.

Minimum size (important!)

If you buy a built residence (apartment/house), it must be at least 120 m². (Land or off-plan has different treatment in practice.)

Short-term rentals (Airbnb-style) are restricted

A ban on short-term rentals applies to Golden Visa properties purchased after April 2024, aiming to push the program toward long-term housing use.

Who Should Consider the Greece Golden Visa?

This program is a fit if you are:

• A non-EU investor who wants an EU foothold without relocating full-time

• A family planning optional future relocation (schooling, lifestyle, stability)

• A buyer seeking a real asset + residency flexibility in one move

If you’re an EU citizen, you don’t need a Golden Visa to live in Greece — but you can still invest freely in property like locals.

Step-by-Step: How the Golden Visa Process Works (High Level)

Most buyers follow this flow:

1. Define budget + target zone (Tier 1 vs Tier 2)

2. Find the right eligible property (size + single-property rule)

3. Complete due diligence + purchase

4. Prepare Golden Visa application documents, biometrics, insurance, etc.

5. Submit and track residency approval

Why Work With Landova

Landova is built specifically for international buyers who want clarity and protection in Greece. We support you end-to-end:

• Tailored property sourcing (not just listings)

• Legal guidance via in-house law firm partner

• Eligibility checks to avoid “non-qualifying” purchases

• Multilingual support and smooth remote coordination

Get in touch