The Greek Golden Visa program remains one of the most attractive residency-by-investment schemes in Europe — but the rules have changed substantially. If you are planning to apply in 2026, understanding the updated investment thresholds, property restrictions, and citizenship pathway is essential before committing capital.
What is the Greek Golden Visa?
The Greek Golden Visa grants a five-year renewable residence permit to non-EU citizens who make a qualifying investment in Greece. It covers the main applicant, their spouse, children under 21, and the parents of both spouses — all under a single application. There is no minimum stay requirement. After seven years of continuous residence in Greece, holders can apply for Greek citizenship and an EU passport.
The 2026 Investment Thresholds
In high-demand zones — Attica, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100 — the minimum investment is €800,000 for a single residential property of at least 120 m². In all other regions, the threshold is €400,000. Two exceptions allow investment at €250,000: converting commercial property to residential use, and the full restoration of a listed building. The conversion must be completed before you apply, and a restoration must be finished before the first renewal.
Important Restrictions Investors Often Miss
No Golden Visa property may be used for short-term rentals (Airbnb, etc.), whatever the investment tier; a breach can lead to a fine and revocation of the permit. In high-demand zones the €800,000 investment must also be a single unit. Always have your lawyer verify which tier applies and what restrictions attach before signing.
The Application Process Step by Step
The process begins with legal consultation and property selection, followed by full title due diligence. Your lawyer obtains a Greek Tax ID (AFM) and Power of Attorney. The purchase completes before a Greek notary, and the Golden Visa application is filed. A temporary certificate is issued within one to two months. The final five-year card arrives within six to twelve months. One Greece visit is required for biometrics.
Other Investment Routes Beyond Real Estate
Qualifying alternatives include a 10-year hotel accommodation lease (€400,000–€800,000), capital contributions of €500,000 to Greek investment companies or funds, Greek government bonds of €500,000 minimum, and listed equity or bonds valued at €800,000. Each route has different risk and tax characteristics.
The Path to Greek Citizenship
Greek citizenship requires seven years of continuous residence with at least 183 days per year in Greece, demonstrated language integration, and a clean criminal record. For investors who base themselves in Greece, it provides an EU passport with visa-free access to over 180 countries.
Why Legal Representation Is Essential
Greek property titles can conceal undisclosed claims, illegal constructions, or planning violations. Only a thorough title search by a specialist lawyer reveals these risks before purchase. Legal fees of 1–2% of the property value are a small price for the protection provided.