After the 2024–2026 overhaul the Greek Golden Visa costs €400,000 or €800,000 depending on the address, needs a single property of at least 120 m², and forbids Airbnb-style letting. What to check before you sign.
Greece is one of the last EU countries where buying residential property can still lead to a residence permit, and that is exactly why the rules have been tightened. Our general overview of golden visas explains how such programmes work; this guide goes deeper on Greece as it stands in October 2026. Rules in this area change often, so treat every number below as a snapshot to confirm on the day you apply.
Thresholds depend on the address
The minimum investment is no longer a single figure. It is tied to where the property is:
- €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with a population above 3,100
- €400,000 everywhere else in Greece
- €250,000 only for two narrow categories: converting a non-residential building to residential use (completed after 5 April 2024 and certified by an engineer) or restoring a listed building
The €250,000 restoration route is not a shortcut. The restoration has to be completed before the first renewal, the property cannot be sold until then, and a breach is reported to carry permit revocation and an administrative fine of €150,000.
One property, at least 120 m²
Investors can no longer add up several smaller flats to reach the threshold. The qualifying investment must be a single property with a built area of at least 120 m², with storage and parking excluded from the area calculation. Ancillary spaces bought under the same deed in the same building can count towards the value. In practice this pushes buyers toward larger apartments and houses, and it makes the exact zone classification of the address the first thing to confirm, because a few streets can mean €400,000 versus €800,000.
No short-term letting
Golden Visa properties may not be let on a short-term basis under the sharing-economy framework. The reported penalty is revocation of the permit plus a €50,000 fine. Long-term leasing is allowed, and the owner is not obliged to let at all. If your plan relies on Airbnb income, this route and that plan do not fit together; our guide to short-term rental rules in Greece explains the separate AMA registration system for ordinary owners.
The permit itself
The permit is issued for five years and can be renewed for further five-year periods as long as the qualifying investment is kept. There is no minimum stay requirement, and the permit gives Schengen travel access, but it does not make you a tax resident or a citizen. Secondary sources report processing of roughly six to nine months, longer in busy regions such as Attica, and state fees of about €2,000 for the investor plus €150 for each additional family member. Family members reported as eligible include the spouse, children and the parents of both spouses, with age limits on children; confirm the current list and fees with a Greek lawyer before budgeting.
What may change next
A portfolio route, with multiple properties held under long-term leases, was reported as approved within Greece's National Housing Strategy on 23 July 2026, but it was not yet operational at the time of writing. Do not plan around it until the implementing rules are published.
What to check before you buy
- the zone classification of the exact address, in writing
- the built area against the 120 m² minimum, and what is counted in it
- the building permit, ownership documents and absence of encumbrances
- that your plan does not depend on short-term letting
- how your exit works, since the permit is tied to keeping the investment
FAQ
Do I have to live in Greece? No minimum stay is reported, but tax residency is a separate question depending on where you actually spend your time. Does it lead to a Greek passport? Not by itself; citizenship follows separate naturalisation rules, so ask a lawyer about your case. Can I rent the property out? Long-term yes, short-term no, with a reported €50,000 fine. Can I combine two small flats? No, the investment must be a single property.
How we help
We help you test a property against the current zone, size and rental conditions before you commit, and coordinate the purchase with a Greek lawyer who handles the application. This article is general information, not investment, legal, tax or immigration advice, and programme rules change.