Golden Visa for Real Estate Investment in Greece – Complete Guide 2026
What is the Greek Golden Visa
The Golden Visa is a residence permit (PR) in Greece for investors and their family members (spouse, children under 21, parents), granted in exchange for investment in the country's economy. The main pathway is through real estate purchase. The program is valid for a minimum of 5 years with the possibility of renewal if the investment is maintained.
Key Benefits
- 5-year residence permit with renewal possible without requiring physical residence in Greece.
- 5-year residence permit including spouse, children under 21, and parents.
- Visa-free travel across the Schengen area.
Current Investment Thresholds and Conditions for 2026
Minimum investment thresholds depend on the type of property and its location:
| Property Type | Minimum Investment | Main Conditions |
|---|---|---|
| Commercial buildings converted to residential or historic/cultural properties | €250,000 | Only properties fully converted or fully restored; available in any region. |
| New residential properties or standard real estate outside major cities | €400,000 | Most of mainland Greece and smaller islands. |
| New residential properties in Athens, Thessaloniki, and popular islands | €800,000 | Athens, Thessaloniki, Mykonos, Santorini, and other islands with population >3,100. |
Important: The €250,000 threshold applies only to specialized properties. Standard apartments or villas without conversion are not eligible. Full payment and property registration in the investor's name are required.
Properties Eligible for the €250,000 Threshold
- Commercial properties (offices, warehouses, shops) converted into residential units.
- Historic or cultural buildings with full restoration completed.
- Standard apartments/villas or plots without conversion/restoration are not eligible.
Regions and Cities for Investment
- Any region in Greece — for properties eligible under €250,000, with completed conversion or restoration.
- Mainland and small islands — for properties starting from €400,000.
- Athens, Thessaloniki, and popular islands (Santorini, Mykonos) — for properties starting from €800,000.
Ownership Duration and Obligations
- The investment must be held for at least 5–7 years (depending on property type, new rules aim for long-term investment stability).
- Property must be fully registered in the investor’s name before applying for the residence permit.
- Financial source verification and clean criminal record checks are strictly applied for foreign investors.
Is Physical Residence Required in Greece?
Physical residence is not required. The residence permit can be renewed while the investor primarily resides abroad. Living in Greece is not mandatory to maintain status.
Rental Opportunities
Long-term Rental
- Permitted for all properties, usually for 12 months or more.
Short-term Rental
- Short-term rentals (Airbnb, Vrbo, etc.) are prohibited for Golden Visa properties.
- Violating short-term rental rules may result in revocation of the residence permit and fines.
Process and Key Requirements
- Select and conduct legal due diligence on the property.
- Sign the purchase agreement and make full payment.
- Prepare documents for submission:
- Proof of investment
- Certificate of clean criminal record
- Health insurance
- Notarial documents for the property
- Submit the application to the Greek migration authorities.
- Wait for decision (usually 3–6 months).
- Renew the residence permit every 5 years while maintaining the investment and meeting all requirements.
Taxes and Property Management
- Annual property tax (ENFIA) and utility fees.
- Income tax on long-term rental income (15–35%).
- Additional tax obligations if the property is rented.
- Foreign investors are advised to maintain transparent accounting and report income.
Rights and Limitations of Golden Visa Holders
- The residence permit does not grant automatic citizenship; naturalization is possible after 7–10 years of legal residence.
- Working rights in other EU countries may be limited; national laws should be checked.
- Family inclusion is limited by age: children over 21 are not automatically included.
Financial Transparency and Source of Funds
- Greece conducts strict verification of the origin of funds for foreign investors.
- Bank transfers and real estate transactions must comply with AML (Anti-Money Laundering) regulations.
- Investors should have proper documentation proving legal source of funds.
Additional Recommendations
- Consider alternative regions if popular islands exceed budget for €250,000 threshold.
- Legal support and notarial registration are critical for compliance with Golden Visa rules.
- Monitor legislation changes in 2026 — rules for holding periods or additional requirements may evolve.
