August 8, 2026
Greece Golden Visa €800,000 Regions: Attica, Thessaloniki, Mykonos
The Zone A regions subject to the €800,000 investment limit in the Greece Golden Visa: Attica, Thessaloniki, Mykonos, Santorini and the full island list in this 2026 guide.
With the reform that took effect at the end of 2024, the minimum amount for real-estate investment in the Greece Golden Visa program is no longer a single figure; it is set by a three-tier system that varies by region. The highest of these tiers, called "Zone A", requires a minimum investment of €800,000. In this article we examine all the regions where the €800,000 threshold applies — Attica, Thessaloniki, Mykonos, Santorini and the full list of islands meeting the population criterion — based on current 2026 data.
What Is the €800,000 Region (Zone A)?
Zone A covers the regions with the highest demand in Greece's property market, where the government applies the highest investment threshold to protect the local housing market. A property bought in these regions must be a single property of at least 120 m²; it is not possible to complete the €800,000 investment by splitting it across several smaller properties. Which region a property falls into is determined not by the sale price but by the official classification of its municipality — so obtaining written confirmation of the region before purchase is important.
Full List of Regions Subject to the €800,000 Requirement
| Region | Min. Investment | Areas Covered |
|---|---|---|
| Zone A | €800,000 | Attica (Athens, Piraeus, Athens Riviera), Municipality of Thessaloniki, Mykonos, Santorini, all islands with population 3,100+ |
| Zone B | €400,000 | All regions outside Zone A: Peloponnese, most of Crete, islands under 3,100 population, northern Greece |
| Zone C | €250,000 | Historic/listed-building restoration or commercial-to-residential conversion — across Greece |
1. Attica Region (Athens and Surroundings)
Attica is the administrative region covering all of Athens, the port of Piraeus and all surrounding suburbs, and is the most extensive sub-region of Zone A. Almost every municipality within Attica is subject to the €800,000 threshold, making the region Greece's largest and most liquid property market.
| Sub-region | Example Districts / Municipalities |
|---|---|
| Central Athens | Kolonaki, Koukaki, Pangrati, Exarchia, around Plaka |
| Athens Riviera | Glyfada, Voula, Vari, Vouliagmeni, Elliniko |
| Piraeus and Port Area | Piraeus centre and port-area neighbourhoods |
| Northern Athens Suburbs | Kifisia, Marousi, Chalandri, Psychiko |
2. Municipality of Thessaloniki (Greater Thessaloniki)
Properties within the municipal boundaries of Thessaloniki, Greece's second-largest city, are also subject to the €800,000 threshold. While the city centre and port area see high demand, Thessaloniki's suburban municipalities may technically fall under Zone B; whether a property is exactly within "Greater Thessaloniki" should therefore be verified at municipality level.
3. Mykonos and Santorini
Mykonos and Santorini, Greece's two most in-demand tourist islands, are explicitly named on the Zone A list independent of the population criterion. On both islands, luxury villa and residential projects are especially popular among investors for both the residence permit and high rental-yield potential.
4. Other Islands with a Population Over 3,100
Besides Mykonos and Santorini, all Greek islands with a registered population over 3,100 are also automatically subject to the €800,000 threshold. More than 30 islands meet this criterion, and this is where many investors are caught out expecting a "cheap island". Notable examples:
- Crete (Chania, Heraklion, Rethymno) · Rhodes · Corfu · Kos · Lesbos (Mytilene) · Chios · Zakynthos · Kefalonia
- Samos · Paros · Naxos · Syros · Tinos · Aegina · Ios · Skiathos · Skopelos and other islands over 3,100 population
Most islands on this list, contrary to common perception, are subject to the €800,000 rather than the €400,000 threshold; so if an island-based investment is planned, the population data must be confirmed from a current source (migration.gov.gr).
Points to Watch For
- The investment must be made through a single property; the threshold cannot be met by combining several smaller properties.
- The property must generally be at least 120 m².
- The region classification depends on the municipality's official status, not the sale price — some investors fail to determine this and transact in the wrong region.
- Zone A properties cannot be used for short-term (Airbnb-style) rental; only long-term rental is permitted.
- As municipal boundaries can be updated by ministerial decision from time to time, the current list should be checked before signing a preliminary contract.
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Get a Free ConsultationFrequently Asked Questions
1. Which regions in Greece are subject to the €800,000 investment threshold?
The €800,000 threshold (Zone A) covers all of Attica — that is, central Athens, the port of Piraeus and Athens Riviera districts such as Glyfada, Voula and Vouliagmeni. In addition, the Municipality of Thessaloniki, and the islands of Mykonos and Santorini, are directly included on this list. Finally, all Greek islands with a registered population over 3,100 automatically fall under Zone A, covering more than 30 popular islands such as Crete, Rhodes, Corfu and Kos. Which region a property counts in is determined by its municipality's official status, not by the sale price.
2. Is all of Attica subject to the €800,000 requirement?
Yes, nearly all of the Attica administrative region is within Zone A, and this includes central Athens, the Piraeus port area and the Athens Riviera districts of Glyfada, Voula, Vari, Vouliagmeni and Elliniko. Northern suburbs such as Kifisia and Marousi are within Attica's boundaries and generally subject to the same threshold. Still, as there may be exceptional arrangements at municipality level, obtaining official confirmation before purchase is recommended.
3. Why are Mykonos and Santorini specifically on the €800,000 list?
Mykonos and Santorini are named directly by name in the law as subject to the €800,000 threshold, independent of the population criterion. The main reason is that both islands have Greece's highest tourism demand and highest property prices. By applying a higher threshold in such high-demand areas, the government aims both to ease pressure on local housing prices and to ensure the program appeals to serious investors.
4. Which popular islands are on the over-3,100-population list?
Besides Mykonos and Santorini, the main islands with a population over 3,100 and therefore subject to the €800,000 threshold include Crete, Rhodes, Corfu, Kos, Lesbos, Chios, Zakynthos, Kefalonia, Samos, Paros and Naxos. This list covers more than 30 islands and includes popular destinations many investors initially assume are in the €400,000 Zone B. Verifying the population data from a current official source is therefore critical to avoid unexpected budget overruns.
5. Can I split the €800,000 investment across several properties?
No, in Zone A regions (Attica, Thessaloniki, Mykonos, Santorini and qualifying islands) the entire €800,000 minimum must be met through a single property. For example, it is not possible to satisfy the requirement by buying two separate €400,000 apartments in Athens. This rule was introduced with the 2024 reform to prevent the practice of "splitting" the threshold by buying small apartments in bulk. The single property must also generally be at least 120 m².
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.