Update
Greece Golden Visa 2026: how much do you need to invest?
€800,000 or €400,000 depending on the area, one property of at least 120 m². The rules that decide which threshold applies to you.
Greece’s Golden Visa is a five-year renewable residence permit linked to real estate. Since the 2024 reform, the amount you need depends on where the property is.
The three thresholds
- €800,000: Attica, the Thessaloniki regional unit, Mykonos and Santorini (Thira), and any island with more than 3,100 inhabitants according to the latest census.
- €400,000: the rest of the country.
- €250,000: only for converting a commercial property into residential use, a former industrial building unused for at least five years, or restoring a listed building.
Rules that trip people up
- One property. In the €800,000 and €400,000 categories you cannot combine several smaller properties.
- At least 120 m² of main living space if the property is built or has a building permit.
- Undivided share. Allowed, but your share alone must reach the minimum value; joint ownership is accepted only for spouses or civil partners, or when each co-owner reaches the minimum.
- Short-term rental ban. Renting through sharing-economy platforms and sub-letting are prohibited, and the property cannot be a business seat. Breaches can lead to revocation and fines of €50,000 or €150,000.
- Payment. Full payment through the banking channels the law specifies, declared before a notary.
What the threshold is not
It is the minimum property value. It does not include notary and legal fees, taxes or the government application fee, which you should budget separately. We do not quote those amounts here because we have not confirmed them against official sources; your advisor should give you a written estimate before you sign.
Could the rules change again?
Greece’s National Housing Strategy 2026–2035 (Gazette B’ 5200 of 17 August 2026) keeps the thresholds and the short-term-rental ban, and proposes a category for long-term-rental portfolios. It is a proposal, not law.
See the full conditions on our Greece program page.
Sources
- Law 5100/2024, Article 64
- Ministry of Migration and Asylum: Circular 1 of 21/04/2026
- National Housing Strategy 2026–2035: summary
Last verified against the sources below on 11 October 2026. Programs change; always confirm the current rules before investing. This article is general information, not legal or tax advice.
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