In brief
The Golden Visa in Greece is a residence permit, renewable every five years, in return for a real estate investment, and it differs substantially from the programme launched in 2013. According to the article, as of July 2026 the threshold is EUR 800,000 in Attica (most of Athens and Piraeus), in Thessaloniki, in Mykonos, in Santorini and on any island with more than 3,100 inhabitants, and EUR 400,000 in the remaining areas. Short-term rental of the qualifying property is prohibited and endangers the permit.
Key takeaways
- 1The permit is renewable every five years and does not require a minimum stay, but it is a residence permit only and does not allow work in Greece.
- 2The threshold is EUR 800,000 in Attica (most of Athens and Piraeus), in Thessaloniki, in Mykonos, in Santorini and on any island with a population above 3,100, and EUR 400,000 in the remaining areas. The EUR 250,000 threshold remains for conversion from commercial to residential use or restoration of a historic property.
- 3A property serving as the basis for a Golden Visa may not be used for Airbnb-style short-term rental. A violation exposes the owner to cancellation of the permit and a fine of up to EUR 50,000.
- 4The qualifying investment must come from own funds, not from financing or a mortgage.
- 5Verify the threshold according to the exact location of the property, because an area considered "cheap" two years ago may today be in the high threshold.
The Golden Visa in Greece is one of the most popular residence-by-investment programmes in the world, but the programme that exists today is substantially different from the one launched in 2013. The threshold has risen, restrictions have multiplied, and entire areas have left the cheap track. Anyone who comes to a consultation with information read two years ago usually arrives with outdated expectations. Below is what has changed, and what the situation is in practice as of July 2026.
What is the Golden Visa in Greece?
The Golden Visa is a residence permit, renewable every five years, granted to the investor and his immediate family in return for a real estate investment. There is no minimum stay requirement for renewal, maintaining the investment is enough, and permit holders enjoy free movement in all Schengen countries.
Someone who actually lives in Greece for at least 183 days a year, for seven consecutive years of residence, can apply for Greek citizenship, subject to a language and civics examination. It is important to understand: the permit is a residence permit and not a work visa, and its holders may not work in Greece.
The threshold is EUR 800,000 in Attica (most of Athens and Piraeus), in Thessaloniki, in Mykonos, in Santorini and on any island with a population above 3,100, and EUR 400,000 in the remaining areas. The EUR 250,000 threshold remains for conversion from commercial to residential use or restoration of a historic property.
What did the original programme look like in 2013?
When the programme was launched in 2013 the threshold was uniform: EUR 250,000 per property, anywhere in Greece, the lowest threshold in the European Union at that time. This threshold created enormous demand, mainly from Chinese investors: according to Greek Ministry of Migration data, between 2014 and 2022 Chinese nationals accounted for about 62.8% of all Golden Visas issued, while Turkey, Lebanon, Egypt and the United Kingdom together made up less than a further 16%.
This demand, which strengthened particularly around 2019 to 2022, was itself one of the factors in the rise of prices in Athens and on the popular islands.
What changed in the Golden Visa in 2023 and 2024?
As prices in Athens, Thessaloniki and islands such as Mykonos and Santorini continued to climb, public criticism grew that the Golden Visa itself contributes to the housing problem. The government responded in two stages. First, in 2023, the threshold in Mykonos and Santorini was raised from EUR 250,000 to EUR 500,000 as an interim step. In September 2024, under Law 5100/2024, the substantive reform was carried out: the threshold in Mykonos and Santorini rose again, to EUR 800,000, and the same threshold now also applies to all of Attica (including most of Athens and Piraeus), Thessaloniki and any island with a population above 3,100. In all other areas of Greece a threshold of EUR 400,000 was set.
The original EUR 250,000 threshold did not disappear entirely. It remains available only to someone who buys a property for conversion from commercial to residential use, or a property of historical-architectural value requiring full restoration.
For those who were already in the middle of a purchase process, a transition period was granted: Law 5167/2024 extended the closing date for those who paid a 10% deposit by August 2024 and completed the investment by February 2025. Today all of these transitional dates have already passed, and every new application is fully subject to the EUR 800,000 and EUR 400,000 thresholds.
What else changed in 2025 and 2026?
Two further changes are especially important for anyone considering entering the programme today.
The first: stricter enforcement of the ban on short-term rental of Golden Visa properties. A property that served as the basis for an investment in the programme may not be used for Airbnb-style rental. A violation exposes the owner to cancellation of the permit and an administrative fine of up to EUR 50,000. Anyone who also wants short-term rental income needs to buy a separate property that is not the property qualifying for the visa.
The second: Law 5275/2026, which entered into force in February 2026. The law consolidates the application procedures into a single centralised digital track, tightens the documentation requirements for family reunification (updated proof of dependency, financial declarations and health insurance for each family member already at the initial application stage), and for the first time anchors an alternative investment route of EUR 250,000 in registered Greek start-ups (under Elevate Greece). This is a route unconnected to real estate altogether, aimed at investors who prefer entrepreneurial exposure over buying a property.
What is the Golden Visa investment threshold by area?
| Investment threshold | Areas | Conditions |
|---|---|---|
| EUR 800,000 | Attica (most of Athens and Piraeus), Thessaloniki, Mykonos, Santorini and any island with a population above 3,100 | A single unit with a minimum area of 120 sq m |
| EUR 400,000 | All other areas of Greece, including most of the Peloponnese, most of Crete and smaller islands | A single unit with a minimum area of 120 sq m |
| EUR 250,000 | Conversion of a property from commercial to residential use, or restoration of a historical-architectural property | No minimum area requirement; the change of use or the restoration must be completed before the residence application is submitted |
What is important to know before choosing a property for a Golden Visa?
- The qualifying investment amount must come from the investor's own funds. The programme's administration does not recognise financing or mortgage funds for the purpose of meeting the threshold.
- The property must remain above the entry threshold for as long as you want to renew the permit. A partial sale that lowers the value below the threshold may endanger the renewal.
- You may sell the original property and replace it with another property that meets the threshold, without losing status, as long as continuity is maintained.
What do you do before signing, and how do we accompany the process?
When a client comes to us interested in a Golden Visa, the first step is always to make sure he understands which threshold he is actually in: not by what he has heard, but by the exact location of the property he is considering. An area considered "cheap" two years ago may today be exactly in the EUR 800,000 zone. We also check in advance whether the chosen property fits the use the client plans, because a property that served as the basis for the visa and is later rented out on Airbnb is not a technical matter but a real danger to the status itself.
The 2026 Golden Visa is not the Golden Visa you knew from articles a few years ago. The threshold is higher and enforcement is stricter, but the programme still provides genuine European residency without a residence requirement. Anyone who checks the right threshold for the right area is not caught by surprise at the application stage.
The content of this article is general information only and does not constitute legal advice, tax advice or an investment recommendation. The programme's terms and the investment thresholds change frequently, and the information is current as of July 2026. Before any decision or legal action, individual advice tailored to your circumstances is recommended.
Frequently asked questions
What is the investment threshold for the Golden Visa in Greece?
According to the article, as of July 2026: EUR 800,000 in Attica (most of Athens and Piraeus), in Thessaloniki, in Mykonos, in Santorini and on any island with a population above 3,100. In the remaining areas the threshold is EUR 400,000, and on both tracks a single unit of at least 120 sq m is required. A EUR 250,000 threshold remains for the conversion of a property from commercial to residential use or the restoration of a historic property.
Can I rent out on Airbnb a property bought for a Golden Visa?
No. Short-term rental of the qualifying property exposes you to cancellation of the permit and an administrative fine of up to EUR 50,000. Anyone who wants short-term rental income needs to buy a separate property.
Does the Golden Visa allow work in Greece?
No. The permit is a residence permit and not a work visa, and its holders may not work in Greece.
Can the investment be financed with a mortgage?
Not for the purpose of meeting the threshold. The qualifying investment amount must come from the investor's own funds, and the programme's administration does not recognise financing or mortgage funds.
Can I obtain Greek citizenship through the Golden Visa?
Someone who actually lives in Greece for at least 183 days a year, for seven consecutive years of residence, can apply for Greek citizenship, subject to a language and civics examination.
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