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Golden Visa Partners

2026 Program Guide

Greece Golden Visa & Residence Permit

The Greece Golden Visa offers residence in Europe through a real estate investment of EUR 250,000-800,000 depending on the region. EUR 800,000 applies in Athens, Thessaloniki, Mykonos, and Santorini and similar regions; EUR 400,000 in other regions; and EUR 250,000 for conversion and restoration projects. There is no stay requirement.

Last updated: 2026-07-07 · Reviewed by: Burak Ünal

At a glance

Program
Golden Visa
Investment range
EUR 250,000-800,000 (depending on region)
High-value regions (Athens, Thessaloniki, islands)
EUR 800,000 (min. 120 m2, single property)
Other regions
EUR 400,000
Conversion / restoration
EUR 250,000
Stay requirement
None

Who is it for?

  • Those seeking EU residence without a stay requirement.
  • Those targeting both residence and rental/appreciation potential through real estate investment.
  • Those wishing to enter Europe with EUR 400,000 in standard regions.
  • Families seeking residence including a spouse, children, and both spouses' parents.

The 2024 Reform and Regional Thresholds

In 2024, Greece redefined golden visa thresholds by region. In Athens, Thessaloniki, Mykonos, Santorini, and other high-population islands, the threshold is EUR 800,000, and a single property must be at least 120 m2. In other regions, the threshold is EUR 400,000. Applications are possible from EUR 250,000 for converting commercial or industrial buildings into residential use or restoring protected buildings.

Golden Visa and the Short-Term Rental Ban

Under the new rules, short-term (Airbnb-style) rental of real estate acquired under the golden visa is prohibited; income can be generated by renting the property long-term. This regulation was introduced to protect housing supply.

From Residence to Citizenship

The golden visa does not directly grant citizenship; it provides EU residence. Greek citizenship generally requires 7 years of actual, uninterrupted residence, along with language and integration requirements. For those seeking only residence and freedom of travel, the golden visa is suitable; those targeting citizenship should also consider a plan for actual relocation.

Planning Your Property Purchase

Greece remains one of the more accessible real estate routes in Europe, which makes it attractive to investors who want a tangible asset alongside their residence. The right choice of property, however, drives everything. Thresholds vary by region, and higher-value areas such as Athens, Thessaloniki, and the popular islands carry stricter conditions, so early guidance on location saves time later. The process itself is orderly: a preliminary assessment, the property purchase, the application, and then your residence card, which is renewed periodically. Families are well served, as a spouse, dependent children up to 21, and parents can be included, so it suits those planning around several generations at once. Two practical points deserve attention. You should prepare a clean criminal record, health insurance, and clear evidence of the legal source of your funds before you buy, and you should be aware that short-term rentals of the qualifying property are not permitted, which shapes how you plan any rental income. Because thresholds and rules differ by area, confirming the details for your chosen region with a qualified adviser is a sensible first step.

Benefits

  • Free movement within the Schengen area.
  • No physical presence requirement.
  • Residence combined with real estate returns.
  • Spouse, dependent children up to 21, and parents can be included.
  • Residence is renewed every 5 years.

Requirements

  • Real estate investment of the amount set for the region.
  • Clean criminal record and health insurance.
  • Legal source of funds. Note: short-term (Airbnb) rentals of golden visa properties are prohibited.

Costs

High-value regions
EUR 800,000
Standard regions
EUR 400,000
Conversion / restoration
EUR 250,000
Government fees and taxes
Apply separately

Process

  1. Preliminary assessment

    Determining the region and property selection.

  2. Real estate purchase

    Purchasing the approved property.

  3. Application

    Golden visa application and biometrics.

  4. Residence card

    Obtaining the residence card after approval.

FAQ

Why does the investment amount vary by region?
Under the 2024 reform, the threshold was raised to EUR 800,000 for Athens, Thessaloniki, and popular islands; other regions are EUR 400,000, and conversion/restoration projects are EUR 250,000.
Can I rent the property on Airbnb?
No. Short-term rental of golden visa real estate is prohibited; long-term rental is possible.
Do I have to live in Greece?
No, there is no stay requirement to maintain residence.
Does the golden visa make me a Greek citizen?
Not automatically. Citizenship generally requires 7 years of actual residence, along with language and integration requirements.
Which family members can be included?
A spouse, dependent children up to age 21, and both spouses' parents can be included in the application.
How often is the residence renewed?
Residence is renewed every 5 years; renewal continues as long as the property is retained.
What happens to my residence if I sell the property?
Maintaining golden visa residence depends on maintaining the investment; if you sell the property and fall below the threshold, your residence may not be renewed.

Sources

Disclaimer: Golden Visa Partners is an investment and immigration advisory firm; it does not provide legal or attorney services. The investment amounts, timelines and program conditions on this page are for general guidance only and, because regulations change quickly, may be out of date. Before making any decision, we recommend consulting current official sources and obtaining independent legal and financial advice.

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