The Greece Golden Visa is a residence-by-investment programme that allows citizens of countries outside the European Union to obtain a 5-year, renewable residence permit by making an investment in Greece that meets certain conditions.
The programme's best-known model is real estate investment. However, the system changed significantly after 2024; depending on where the property is located and the nature of the investment, three main investment levels have emerged: €250,000, €400,000 and €800,000.
For this reason, today there is no single answer to the question "How much property do I need to buy for the Greece Golden Visa?"
The correct answer is: €250,000 for certain special real estate investments, €400,000 for standard real estate investments in certain regions of Greece, and €800,000 in Attica and other high-demand areas.
Moreover, the investment amount alone is not enough. In some categories the investment must be made in a single property, and in the standard €400,000 and €800,000 categories, built properties must have at least 120 m² of main living space.
This guide provides an overall map of the Greece Golden Visa system as of 2026.
What Is the Greece Golden Visa?
The Greece Golden Visa is an investor residence permit granted to third-country nationals in return for certain investments.
The permit granted on the basis of a real estate investment is regulated under the Greek Migration Code as a type B.5 investor residence permit.
One of the programme's most important features for investors is that the right of residence is not tied to a requirement to live in Greece permanently.
In other words, the Golden Visa matters not only to people who want to move to Greece but also to investors who want long-term residence status in Europe while continuing to live and work in their home country.
As long as the qualifying investment is maintained and the other renewal conditions are met, the residence permit can be renewed in five-year periods.
For this reason it is not accurate to see the Golden Visa merely as a "5-year visa". It is a long-term residence mechanism, conditional on the investment being maintained.
The 2026 Greece Golden Visa System at a Glance
| Investment category | Minimum investment | Single property | 120 m² requirement |
|---|---|---|---|
| Standard investment in Attica, Thessaloniki, Mykonos, Santorini and islands with a population above 3,100 | €800,000 | Yes | Yes* |
| Standard investment in the rest of Greece | €400,000 | Yes | Yes* |
| Eligible property converted to residential use through a change of use | €250,000 | Yes | No |
| Restoration of a protected/listed building | €250,000 | Yes | No |
* The 120 m² requirement is assessed for built properties or properties with a building permit, under the conditions set out in the law.
This table is the starting point for understanding the 2026 system. However, it should not be forgotten that the €250,000 categories in particular are not an opportunity to buy an ordinary €250,000 home.
How Much Property Do You Need to Buy for the Greece Golden Visa?
One of the most important changes in the Greece Golden Visa system is the abandonment of a single investment amount applied across the whole country.
For standard property purchases, the investment amount now varies according to where the property is located.
€800,000 Golden Visa Areas
For standard real estate investments, the minimum investment is €800,000 in the Attica Region, the Regional Unit of Thessaloniki, Mykonos, Santorini (Thira) and Greek islands with a population above 3,100 according to the latest census.
It is especially important that Attica is not just central Athens. Because a very wide area of Athens and its surroundings lies within the Attica Region, investors may be wrong to assume that "if I choose an area outside Athens, I can benefit from the €400,000 threshold".
Before choosing a property for the Golden Visa, you should check which investment category the administrative area legally falls into.
On the standard €800,000 route, the investment must be made through a single property. For example, two separate apartments worth €400,000 each, totalling €800,000, do not on their own meet the standard €800,000 Golden Visa requirement.
The €400,000 Greece Golden Visa
In the regions of Greece that do not fall into the €800,000 category, the basic threshold for standard real estate investment is €400,000.
This category is particularly important for investors looking for alternatives outside the major investment areas. But here too the investment must be made through a single property, and the 120 m² requirement must be taken into account for qualifying built properties.
It is therefore not the right approach under the current standard system to buy several properties below €400,000 to bring the total investment up to €400,000. In the Golden Visa assessment, it is not just total spending but the legal structure of the investment that is decisive.
Does the €250,000 Greece Golden Visa Still Exist?
Yes. As of 2026 there are special real estate categories in Greece through which a Golden Visa can be obtained at the €250,000 level.
However, unlike the old system, buying any home by paying €250,000 is not enough for the Golden Visa.
The €250,000 threshold matters mainly in two special investment models: properties converted to residential use through a change of use, and the restoration of protected/listed buildings.
Properties Converted to Residential Use Through a Change of Use
Under certain conditions, if a property whose main use is not residential is converted to residential use, the minimum investment level can be €250,000.
This category comes up especially in projects where properties such as former offices, shops, commercial spaces and certain industrial buildings are converted to homes.
However, the fact that a project's marketing material says "conversion project" or "Golden Visa eligible" does not by itself mean legal eligibility. The property's previous legal use, the timing and completion of the change of use, and its status in the official records must be examined separately.
In light of the 2026 implementation guidance, it is important that the change of use has been completed before the Golden Visa application is made.
Restoration of Protected/Listed Buildings
Under Greek legislation, buying certain protected buildings can also be one of the special Golden Visa categories at the €250,000 level.
However, on this route the investor is not simply buying a property. There are also legal obligations relating to the restoration of the property.
In particular, it is critical that the restoration has been completed when the Golden Visa is renewed at the end of the first five-year period. For this reason, the €250,000 listed-building route should not be assessed in the same way as a standard home investment, just by looking at its lower investment threshold.
What Is the Golden Visa 120 m² Rule?
One of the most frequently misunderstood topics after the 2024 reform is the 120 m² rule.
As a general rule, in standard €800,000 and €400,000 real estate investments, at least 120 m² of main living space is required where the property is built or has a building permit.
However, it is not correct to say that this rule applies to all Golden Visa investments. In particular, the 120 m² requirement does not apply to the €250,000 change-of-use and protected/listed building categories.
So the statement "every property bought for the Greece Golden Visa must be at least 120 m²" is wrong. The correct legal assessment should be made after determining which Golden Visa category the investment is based on.
Can You Buy More Than One Property for a €250,000 Investment?
No. This is one of the important points as of 2026.
In line with the current implementation guidance, in the €250,000 change-of-use and listed/protected building categories the investment must also be made in a single property.
For this reason, combinations such as two separate conversion apartments of €125,000 + €125,000, or two independent properties of €100,000 + €150,000, are not sufficient even if their total value is €250,000.
For the Golden Visa, it matters which property the investment is made in and under which legal category.
Does the Golden Visa Cover the Family?
One of the important features of the Greece Golden Visa programme is that family members can also benefit from the right of residence through the investor.
Under certain conditions, the investor's spouse or legally registered partner, children of eligible age, the investor's parents and the spouse's parents can be included in the family residence system.
For children, the age limits and the continuation of residence in certain situations must be assessed separately. For this reason, it is especially important for families with children aged 18–24 to consider, before making the investment decision, the children's current ages and how their status will change over the next five-year period.
Can You Travel in Schengen Countries with the Golden Visa?
A valid Greek residence card gives its holder significant freedom of movement for short trips within the Schengen system.
However, the right of residence in Greece and the right to live or work permanently in another Schengen country are not the same thing. A Greek Golden Visa holder does not obtain an unlimited right to settle and work in, for example, Germany, France or the Netherlands solely on the basis of the residence card issued by Greece.
Do You Have to Live in Greece Permanently?
One of the Golden Visa's most important features for investors is that, to keep the residence permit, the investor does not need to spend most of the year in Greece.
This feature makes the programme attractive especially for investors whose company, profession, business, family or economic activities continue in their home country.
However, the absence of a requirement to live in Greece to keep the Golden Visa residence does not mean that the actual residence requirements for Greek citizenship do not exist. The residence permit and citizenship are separate legal regimes.
Does the Golden Visa Give Greek Citizenship?
No. Buying property does not directly give the investor Greek citizenship or a Greek passport.
The Golden Visa is a residence permit. Citizenship is a separate legal process subject to different conditions.
Statements sometimes seen online such as "buy a home in Greece and get an EU passport after 7 years" can be misleading.
For Greek citizenship, simply holding a Golden Visa card for a certain period is not enough. The independent conditions of citizenship legislation, above all actual and legal residence, must also be met.
Does the Golden Visa Give a Work Permit?
The investor Golden Visa does not give its holder the right to work in Greece as a worker or employee.
This point matters especially for investors planning to move to Greece and work for an employer.
That said, investing, holding shares in a company and exercising shareholder rights are not the same legal concept as dependent employment. The investor's economic activities, such as setting up a company or becoming a shareholder, should therefore be assessed separately.
Can a Home Bought with the Golden Visa Be Rented Out?
When it comes to renting out the property, long-term rental and short-term tourist rental must be distinguished.
Under the current system there are significant restrictions on short-term rental for properties acquired for the Golden Visa. In particular, it should not be assumed that Airbnb-type short-term rentals are freely allowed for Golden Visa investments.
By contrast, long-term rental in line with the legislation is generally assessed differently.
This distinction is extremely important when calculating the investment's financial return. Calculating a property's potential annual return on an Airbnb basis and then buying the same property as a Golden Visa investment can completely change the investment model if the legal use restrictions are not taken into account.
Do You Only Pay the Property Price for the Golden Visa?
No. The figures €250,000, €400,000 or €800,000 refer to the investment threshold.
When calculating the total cost of the property investment, depending on the nature of the transaction, items such as taxes on acquiring the property, notary costs, land registry/cadastre costs, legal review and lawyer's fees, translation and apostille costs, application fees, insurance, power of attorney procedures and estate agency or project service fees may also arise.
For this reason, it is not right to treat a €250,000 Golden Visa investment as a transaction with a total budget of €250,000.
Why Is a Legal Review Important Before Buying?
In a Golden Visa investment, two different legal reviews must be carried out at the same time.
First, the property itself must be checked for Golden Visa eligibility: its location, the applicable investment threshold, its size, main living space, use, conversion history, building permits, listed/protected status and the single-property requirement.
Second, it must be examined whether the property is legally safe: the chain of ownership, mortgages, attachments, rights in rem, cadastre records, building and zoning status, the seller's power of disposal and the contract terms.
The Golden Visa review and classic real estate due diligence are therefore not alternatives to each other, but two separate, complementary layers of control.
How Does the Greece Golden Visa Application Process Work?
1. Setting the investment strategy
First, the investor's budget, residence goal, family structure, rental expectations, location preference and which of the €250,000 / €400,000 / €800,000 categories they will pursue must be determined.
2. Preparing the tax and transaction set-up
The tax and other administrative registrations required for a property purchase in Greece are created. A large part of the procedures can be handled by a lawyer through a suitable power of attorney.
3. Choosing the property
The property should be assessed not only by price and location but against the Golden Visa criteria.
4. Legal review
The land registry/cadastre, ownership, encumbrances, zoning and Golden Visa eligibility are checked.
5. Purchase contract
Once the legal and technical reviews are complete, the final purchase is carried out.
6. Paying the investment amount in line with the legislation
Golden Visa legislation also contains rules on the payment method. For this reason, the method of payment should not be left solely to the commercial preference of the buyer and the seller.
7. Golden Visa application
Once the investment is complete and the necessary documents are ready, the investor's residence permit application is filed through the electronic system.
8. Biometrics
At the required stage, the biometric procedures of the investor and the applying family members are completed.
9. Issue of the residence card
If the application is approved, residence cards are issued for the investor and the eligible family members.
How Long Does the Golden Visa Take?
It is not right to give a single fixed timeframe for this question. The overall process consists of two different periods: preparing and completing the investment, and the administrative review of the residence application.
Matters such as choosing the property, the legal review, the change of use or restoration can significantly change the length of the investment stage. In addition, the processing time of the residence file can vary with the administrative workload at the time of application.
For this reason, rather than guaranteed statements such as "the Golden Visa is issued in exactly X months", it is more accurate to prepare a realistic timetable based on the structure of the file.
How Long Is the Golden Visa Valid and How Is It Renewed?
The Golden Visa residence permit granted on the basis of a real estate investment is valid for 5 years.
If the qualifying investment and the other conditions in the legislation are maintained, the permit can be renewed in five-year periods. However, special investment categories may have additional conditions. For example, on the protected-building route the restoration obligation is particularly important for the first renewal.
Can a Home Bought for the Golden Visa Be Sold?
Yes, but the sale has a direct consequence for the residence permit.
When the investment on which the Golden Visa is based no longer exists, the investor can no longer maintain residence status on the basis of that same investment. So when planning a sale, not only the commercial outcome of the sale but also the future of the residence status must be assessed together.
On the other hand, if the property is sold to another third-country national under suitable conditions, the new buyer's own Golden Visa entitlement can be assessed separately.
€250,000, €400,000 or €800,000: Which Makes More Sense?
The answer to this question is not just "which is the cheapest Golden Visa?".
The €250,000 route can be considered by investors who are aiming for the Golden Visa with less capital and who accept the legal/technical features of a change-of-use or restoration project. Its advantage is the low entry threshold; however, the project's Golden Visa eligibility must be examined very carefully.
The €400,000 route can be a simpler option for investors who want to make a standard residential investment outside Greece's €800,000 areas. However, the single-property requirement and, where applicable, the 120 m² condition limit the investment options.
The €800,000 route comes into play for investors with a larger budget who want to make a standard real estate investment in Athens/Attica, Thessaloniki or certain high-demand island markets. Here, alongside the Golden Visa advantage, the property's own investment quality must also be analysed separately.
The Most Common Mistakes in Golden Visa Investments
The division of the Greece Golden Visa system into three different investment levels has made it riskier for investors to decide on price alone.
One of the most common problems is assuming that every property at the €250,000 level will provide a Golden Visa. It will not. Today €250,000 is tied to special legal categories.
The second major mistake is applying the 120 m² rule to all investments. This is not correct either.
The third mistake is thinking that the new investment thresholds can be met by adding up the values of several properties. In the current system, the single-property rule is fundamental.
The fourth mistake is relying solely on a developer's or estate agent's "Golden Visa eligible" statement. A property's Golden Visa eligibility is a legal conclusion and must be verified separately through the transaction documents.
The fifth mistake is confusing the right of residence with citizenship. The Golden Visa is not a direct citizenship programme.
Frequently Asked Questions About the Greece Golden Visa
Is the Greece Golden Visa still running in 2026?+
Yes. The programme continues in 2026. However, different thresholds apply to real estate investments depending on the location and nature of the investment.
How much does the Greece Golden Visa cost in euros?+
For standard real estate investments, €400,000 or €800,000 depending on the area; in the special change-of-use and protected-building categories, the €250,000 level can apply if the conditions are met.
Has the €250,000 Golden Visa been abolished?+
No. But a Golden Visa can no longer be obtained at this level by buying just any €250,000 home. The €250,000 threshold has been kept for certain special real estate categories.
Can you get a Golden Visa in Athens with €250,000?+
If a suitable change-of-use or protected-building project is involved, the property being in Attica does not by itself rule out the €250,000 category. However, a standard home purchase in Attica is subject to the €800,000 regime.
Does the property have to be at least 120 m² for the Golden Visa?+
Not always. The 120 m² requirement applies to the relevant built properties in the standard €400,000 and €800,000 categories. The €250,000 change-of-use and listed/protected building categories are assessed differently.
Can you buy two homes with €250,000?+
Under the current system and the 2026 implementation guidance, no. On the special €250,000 routes too, the investment must be made in a single property.
Do you have to live in Greece for the Golden Visa?+
To keep the residence permit, the investor is not subject to a general minimum annual residence obligation. However, if citizenship is the goal, separate residence conditions must be considered.
Can I work with the Golden Visa?+
The investor residence permit does not give its holder the right to enter the Greek labour market as an employee. Company shareholding and other economic activities are assessed separately from the right to work.
Can a home bought with the Golden Visa be used for Airbnb?+
The current Golden Visa regime places significant restrictions on short-term rentals. For this reason, Airbnb income should not be automatically assumed when deciding the income model of a property to be bought for the Golden Visa.
Does the Golden Visa cover my family?+
Yes. The family members specified in the law, including the spouse/registered partner, eligible children and the parents of both spouses, can benefit from the right of residence through the investor.
How many years is the Golden Visa valid for?+
The investor residence permit based on a real estate investment is issued for 5 years and can be renewed as long as the investment and the other legal conditions are maintained.
Does the Golden Visa continue if I sell my home?+
Disposing of the investment on which the Golden Visa is based affects residence status. A new investment and residence plan should be made together before the sale.
Can you get Greek citizenship with the Golden Visa?+
The Golden Visa does not directly provide citizenship. For citizenship, the conditions of Greek nationality law must be met independently of the Golden Visa.
Conclusion: The Greece Golden Visa Is No Longer Just a "Buy a Home, Get Residence" Programme
With the changes of recent years, the Greece Golden Visa system has become considerably more technical.
As of 2026 there are now three key figures for investors: €250,000 – €400,000 – €800,000.
But the right investment level is not determined by budget alone. Where the property is located, its legal use, its size, its change-of-use history, its protected status and which Golden Visa category the investment is based on must all be assessed together.
Opportunities at the €250,000 level in particular may look attractive to investors, but they are not a low-priced version of a standard home purchase. They are special legal investment categories based on a change of use or protected-building status.
For this reason, sound Golden Visa planning should follow this order: first determine the investment category → then choose the property → legal and technical review → purchase → Golden Visa application.
The right property is not just a good real estate investment. It is also the property that meets all the legal conditions of the Golden Visa category the investor has chosen.