Greece Golden Visa 2026: investment thresholds and zones explained

The Greece golden visa 2026 thresholds now run on three tiers: €800,000 in the most sought-after markets, €400,000 across the rest of the country and €250,000 for two specific renovation routes. The five-year, renewable residence permit remains one of the few European schemes still open to property buyers, but the rules tightened sharply in 2024: one property only, a minimum floor area and no short-term letting. This guide sets out the position as described by official sources and Greek law firms in autumn 2026.

Greece golden visa 2026 thresholds by zone

Article 64 of Law 5100/2024, which amended Article 100 of the Migration Code (Law 5038/2023), replaced the former €250,000 and €500,000 system with three tiers.

The islands above the 3,100-resident mark include Crete, Rhodes, Corfu, Paros and Naxos, among others. Always check the latest census figure for a given island: this single detail often moves a project from the €400,000 tier to the €800,000 tier.

The thresholds and conditions above reflect the legislation in force at the date of publication. Ask a Greek lawyer to confirm your own situation before you commit: implementing rules are updated regularly.

One property of at least 120 m²

Under the €400,000 and €800,000 tiers, the investment must be made in one single property. Buying several smaller flats to reach the amount is no longer allowed. The property must have at least 120 m² of main areas. According to an analysis published by the International Bar Association (Drakopoulos law firm, September 2026), storerooms and parking spaces do not count towards the 120 m², although their price can be added to the investment if they are bought under the same deed and in the same building.

The amount is assessed on the price stated in the notarial deed, which must be paid in full by bank transfer from a traceable account. There is no obligation to let the property: you may live in it, let it on a long lease or simply hold it.

The €250,000 route: conversions and listed buildings

The reduced tier survives for two narrowly defined cases, regardless of location:

• Conversion of non-residential premises (retail, office, professional or industrial) into a home. The change of use must be legally completed after 5 April 2024 and certified by an engineer before the application is filed. A unit that could merely be converted does not qualify, and the property cannot serve as a company's registered office.
• Restoration of a listed building, with no minimum size. Works must be finished before the first renewal, five years later, and the property cannot be sold until they are. Failure to restore leads to revocation of the permit and a €150,000 fine.

Both routes require proper project management and a works budget on top of the purchase price. They tend to suit investors who already know older Greek buildings well.

The short-term rental ban

Properties bought to obtain or renew a golden visa can no longer be let on a short-term basis (under 60 days, as defined by the sharing-economy rules) or sublet. The stated penalty is revocation of the permit plus a €50,000 administrative fine. Long-term letting remains allowed. According to the IBA analysis, the ban does not apply to properties acquired under the previous regime or within the transitional period. For buyers who were counting on summer income on Mykonos or Santorini, this changes the numbers entirely; we cover the point in our guide on how to buy a villa on Mykonos.

How the rules changed: 2013 to 2026

• 2013: the scheme is created by Law 4146/2013, with a single €250,000 threshold for property purchases.
• 2022–2023: Law 5007/2022 raises the threshold to €500,000 in selected areas (Athens, Thessaloniki, Mykonos, Santorini, Vari-Voula-Vouliagmeni); Law 5038/2023 then codifies the regime, with a transitional window.
• 2024: Law 5100/2024 introduces the €400,000 and €800,000 tiers, the 120 m² floor area, the single-property rule and the short-let ban.
• 2026: Greece's National Housing Strategy 2026–2035, approved in July 2026, mentions a possible future "portfolio" route (several properties on long-term leases). It is not yet in force.

Earlier deposits: the transitional rules

Buyers who paid a 10% deposit (or signed a preliminary agreement) by 31 August 2024 could still use the old thresholds, provided the deed was completed by 31 December 2024. Law 5167/2024 extended that completion deadline to 28 February 2025. The window is now closed: any new purchase falls under the current tiers. Preserved rights can still matter, however, when renewing a permit granted under the old regime.

Other investment routes in brief

Real estate remains the most widely used route, but the law also provides for financial investments. Figures quoted by Greek firms differ between sources; the most commonly cited are:

• a fixed-term deposit of at least €500,000 with a Greek bank, on automatic renewal;
• Greek government bonds worth at least €500,000;
• units in certain investment funds from around €350,000;
• since Law 5162/2024, an investment of around €250,000 in start-ups registered on the Elevate Greece platform.

Each has its own holding period and eligibility tests, so they need checking case by case. For a wider view of European schemes, see our page on residency by investment in Europe.

Family, duration and renewal

The permit extends to a spouse or registered partner, unmarried children under 21 and the parents of both spouses. It is valid for five years and renewable as long as the investment is retained. There is no minimum stay requirement, and holders can travel within the Schengen area. It does not lead automatically to citizenship, which requires genuine residence and further conditions.

Budgeting the extra costs

On top of the purchase price, plan for the following indicative items:

• property transfer tax: 3.09% of the value (3% plus a municipal surcharge) on resale property;
• notary and land registry or cadastre: typically 1% to 1.5% in total;
• lawyer: often around 1% of the price, depending on complexity;
• government fees: around €2,000 for the main applicant and €150 per family member, plus the residence card;
• health insurance for every beneficiary.

Our own search and negotiation fees start from 2% of the purchase price (VAT included), with a minimum fixed fee quoted on request.

A typical timeline, step by step

This is an indicative sequence, not a guaranteed schedule:

1. Scoping (one to two weeks): budget, location, applicable tier, family members.
2. Groundwork: Greek tax number (AFM), Greek bank account, power of attorney for a lawyer.
3. Search and shortlisting, checking floor area and zone.
4. Legal and technical due diligence: title, cadastre, planning compliance, energy certificate.
5. Signing the deed before a notary and paying the full price by transfer.
6. Registration with the land registry or cadastre.
7. Filing the application with the Ministry of Migration and Asylum, biometrics and receipt of a filing certificate.
8. Permit issued, which often takes several months depending on workload.

As a buyer's agent, we focus on steps 3 to 6, working alongside your lawyer. For the full programme, read our page on the Greece golden visa. If you are weighing a hospitality asset instead, see our article on how to invest in a hotel in Greece.

Key takeaways

The map sets the price: Athens, Thessaloniki and the larger islands require €800,000, the rest of the country €400,000. The 120 m² floor area, the single-property rule and the short-let ban narrow the eligible stock, particularly in Athens. To discuss your plans, get in touch with our team.