Greece Golden Visa 2026: Requirements and Current Investment Limits

Q: Is there a residency requirement in Greece?

No. There is no requirement to physically live in the country to keep the permit valid. The investor keeps the permit even while spending most of the year elsewhere; the only condition is holding onto the investment.

Q: How long does the process take on average?

As of 2026 the whole process usually takes 6 to 9 months, varying by investment type, completeness of the file and application volume. Applying remotely via power of attorney can speed it up.

Greece Golden Visa 2026 requirements, current €250,000–€800,000 investment limits, the application process and 5 key questions in this guide.

Greece's "Golden Visa" program continues in 2026 to be one of the most accessible investment-for-residency routes offering an EU residence permit. With recent reforms, however, investment limits have been split into three regional tiers and new investment options have been introduced. In this article we summarise the requirements in force as of 2026, the current investment limits and the application process in plain language, and answer the 5 most common questions.

What Is the Greece Golden Visa?

The Greece Golden Visa is a program that grants non-EU citizens a 5-year renewable residence permit in return for a certain investment. Its most attractive feature is that there is no requirement to live in Greece to maintain the permit. The spouse, children under 21 and the parents of both partners can be included. Roughly 90,000 permits have been issued since 2014, showing the system to be one of the busiest investment-residency routes across the EU.

2026 Current Investment Limits

Reforms that took effect in 2024 split real-estate investment into three regional tiers; at the start of 2026, start-up investment via the National Start-up Registry (Elevate Greece) was added as a new option. The table below summarises all investment routes and minimum amounts valid as of 2026:

Investment Region / Type	Minimum Amount	Scope
Zone A — Athens, Thessaloniki, Mykonos, Santorini and islands with a population over 3,100	€800,000	Residential/commercial real estate in high-demand areas
Zone B — All other regions (Peloponnese, most of Crete, small islands, northern Greece)	€400,000	Standard real-estate investment
Zone C — Historic/architectural conversion	€250,000	Monument/listed buildings converted to residential use
Start-up investment — Elevate Greece registration	€250,000	Investment in a company registered with the National Start-up Registry (new as of 2026)
Investment funds / REIC	€350,000	Funds focused on Greek securities
Bank deposit	€500,000	Deposit with a minimum 1-year term
Government bonds	€500,000	Minimum 3-year term
Corporate bonds	€800,000	Corporate bond investment

Zone A — €800,000

The metropolitan areas of Athens and Thessaloniki, Mykonos, Santorini and all Greek islands with a population over 3,100 fall into this tier. About 40% of foreign buyers complete their transactions in these high-demand areas.

Zone B — €400,000

Most of the Peloponnese (including Kalamata and Nafplio), most of Crete, small islands with a population under 3,100, and northern Greece outside Thessaloniki are in this tier.

Zone C — €250,000 (Historic Conversion)

Provided that monument-status structures or listed historic buildings are converted to residential use, a €250,000 investment can be sufficient regardless of the region.

Alternative Investment Routes

Start-up investment: €250,000 — investment in a company registered with Elevate Greece (a new option added in 2026)
Investment fund / real-estate investment fund: €350,000
Bank deposit: €500,000 (minimum 1-year term)
Government bonds: €500,000 (minimum 3-year term)
Corporate bonds: €800,000

Application Process and General Requirements

The process takes 6-9 months on average.
There is no minimum stay requirement.
The spouse, children under 21 and parents can be included in the application.
Due diligence is mandatory for adult family members.
A minimum property size of 120 m² is generally required for residential purchases.
The purchased property cannot be used for short-term rental or commercial purposes.
The residence card is valid for 5 years and renewable as long as the conditions are maintained.
Eligibility to apply for citizenship may arise after 7 years of continuous residence.

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Frequently Asked Questions

1. What is the minimum investment for the Greece Golden Visa in 2026?
As of 2026 the minimum varies by investment type and region. In real estate the lowest threshold is €250,000, valid for listed-building conversion projects; the same amount now also applies to investing in a start-up registered with Elevate Greece. In high-demand areas such as Athens, Thessaloniki, Mykonos and Santorini the threshold rises to €800,000, while €400,000 is sufficient in all other regions. For investment funds the limit is €350,000, for a bank deposit or government bonds €500,000, and for corporate bonds €800,000.

2. Is there a residency requirement in Greece?
No, one of the most attractive aspects of the program is that there is no requirement to physically live in the country to keep the permit valid. The investor keeps the permit even while spending most of the year elsewhere; the only condition is holding onto the investment. However, if citizenship is the goal, certain residence criteria may need to be met over the 7-year period.

3. Which family members can be included?
In addition to the main applicant, the spouse, children under 21, and the parents of both the applicant and spouse can obtain residency under the same file. All adult family members must independently pass due diligence. Additional application fees apply for family members. Being able to secure family unity in a single application makes the program especially advantageous for larger households.

4. How long does the process take on average?
As of 2026 the whole process usually takes 6 to 9 months. It consists of obtaining a tax number (AFM), opening a bank account, completing the investment, gathering documents and filing the residency application. Being able to apply remotely via power of attorney can speed it up.

5. Can you obtain Greek citizenship with the Golden Visa?
The Golden Visa does not grant citizenship directly; it provides a renewable residence permit. However, if the investor resides in Greece continuously for at least 7 years, they may become eligible to apply for citizenship through the ordinary route. This may involve additional requirements such as a language exam and integration criteria.

Note: This article is for general information only and does not constitute legal or financial advice. As current regulations may change frequently, we recommend consulting a licensed immigration advisor or our law office before applying.