Is the Greece Golden Visa Ending? (October 2026)

News from Greece in autumn 2026 left investors considering a Golden Visa asking the same question: is the programme ending? The main opposition party proposed scrapping the real estate route, the government planned a new category, and the Prime Minister announced a higher transfer tax for non-EU buyers.

This article explains what has actually changed, what is still only a proposal and how it may affect your purchase decision. It is updated with every new development.

What Happened in 2026?

What Did the Opposition Propose?

The main opposition party PASOK and its leader Nikos Androulakis tabled an amendment in Parliament in the first week of October 2026. Its main points:

• Abolishing residence through real estate. The proposal targets only the real estate route, not the whole programme.
• A new condition at renewal for current holders. Androulakis proposed that holders renewing their 5-year permit should live in the property or let it long-term, with short-term rental banned.
• An "Angel Visa" instead. A residence model tied to productive investment in Greek companies and entrepreneurship rather than property.

Outcome: The governing New Democracy party rejected the amendment. Government spokesman Notis Mitarakis argued that existing reforms already separate Golden Visa buyers from the homes ordinary Greek households look for. PASOK holds just over 30 of the 300 seats in Parliament; the amendment cannot pass without government votes.

Greek lawyer Christina Georgaki notes that the programme has not been shown to be a main cause of Greece's housing crisis, and that conversion projects can add to the housing stock. She sees the amendment as positioning by an opposition without responsibility for implementation.

The Government's Plan: A New "Portfolio" Category

Rather than closing the programme, the 2026–2035 National Housing Strategy approved on 23 July 2026 foresees a new Golden Visa category. According to the Turkish daily Dünya, the planned model would:

• Allow the investor to buy a portfolio of several properties instead of a single home.
• Allow these properties to be let only long-term, excluding short-term rental, with a monitoring mechanism.
• Aim to increase housing supply by converting empty offices, malls and industrial buildings into rental homes.

This category is not yet in force. The minimum amount, number of properties and rental conditions have not been set. Greek lawyer Alexander Risvas also warns that the route should not yet be presented to investors as an available option.

The Real, Concrete Risk: A 15% Transfer Tax

At the Thessaloniki International Fair in September 2026, PM Mitsotakis announced that property transfer tax for non-EU buyers will rise from 3% to 15%, planned to apply from 1 July 2027.

The table shows the main tax; with the municipal surcharge the effective rate is slightly higher. The measure is not yet law. For details, see our article on the new tax signal.

Are Current Golden Visa Holders Affected?

Changes so far have generally targeted new applications. The 2024 threshold increase also came with a transition period that let buyers who had signed a contract and paid a deposit before the change complete on the old terms.

That is no guarantee it will always work this way. Two issues in particular are worth watching for current holders:

• Renewal conditions. PASOK's proposal included new conditions on how the property is used at renewal. It was rejected, but the topic may stay on the political agenda. For the current renewal rules, see our renewal after 5 years article.
• Short-term rental. How the Airbnb ban in the new rules applies to existing holders is debated. For the current position, see our short-term rental article.

Buy Now or Wait?

There is no single right answer. It depends on your timeline and on the property's delivery status. The table below gives a general framework:

The political calendar matters too: Greece's next general election is due by 2027 at the latest, and the result may shape the programme's direction. So weigh your decision not only on today's rules but also on resale and renewal scenarios (what happens when you sell). For all the tiers, see our three tiers explained.

Update Log

New developments will be added at the top of this table.

Sources: IMI Daily (7 October 2026; 2026 Golden Visa application statistics), To Vima (7 October 2026), Dünya (2 September 2026), IBA – The Greek Golden Visa after the 2024–2026 overhaul.

Frequently Asked Questions

1. Was the Greece Golden Visa abolished in 2026?
No. As of 22 October 2026 the programme is in force. The main opposition's proposal to scrap the real estate route was rejected in Parliament.

2. If the programme ends, will my current permit be cancelled?
No such rule exists today. Past changes have generally targeted new applications and came with transition periods. Renewal conditions could change in future, so check the current rules as your renewal approaches.

3. Is the 15% transfer tax final?
No. The Prime Minister announced it in September 2026 and it is planned to apply from 1 July 2027, but it is not yet law.

4. Can I buy several apartments under the new portfolio category to get a Golden Visa?
Not yet. The category is planned in the 2026–2035 Housing Strategy but has not come into force; the minimum amount and conditions are unclear. Under current rules the €400,000 and €800,000 tiers require a single property.

5. Is it better to wait or to buy now?
It depends. With a ready property you can complete the title transfer before the planned tax change. Planning around a category that is not yet in force carries uncertainty.

This article is for information as of 22 October 2026 and is not legal advice. Legislation can change quickly; confirm the current position with your lawyer before any transaction.