VNIS Investment

Greece immigration

Greece Golden Visa 2026: €250,000 / €400,000 / €800,000 by area

Greece operates the most widely used European residence-by-property programme in the market today. From 09/2024 it moved to three investment thresholds by area and prohibited short-term letting of Golden Visa property. The new law changes the cash flow arithmetic, so understand it correctly before committing capital.

Figures updated 08/2026

High-demand area threshold
€800,000
Attica, Thessaloniki, Mykonos, Santorini and islands above 3,100 residents
Threshold elsewhere
€400,000
A single property of at least 120 sqm
Special threshold
€250,000
Change of use, or restoration of a listed heritage building
Residence requirement
None
No need to live in Greece to hold the card
Short-term letting
Prohibited
A breach leads to withdrawal of the card and a €50,000 fine

Overview

Three investment thresholds apply to new applications in 2026. €800,000 in high-demand areas, comprising the Attica region including Athens, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. €400,000 across the rest of Greece, on condition of a single property of at least 120 sqm. And a special threshold of €250,000 for converting a commercial building to residential use, or restoring a listed heritage building, with no geographic restriction.

One constraint must be understood clearly: Golden Visa property may not be let on a short-term, Airbnb-style basis. A breach may result in withdrawal of the residence permit and an administrative fine of €50,000. Long-term letting remains permitted. This change bears directly on the projected cash flow of the investment.

In exchange come advantages few European programmes match: no minimum stay requirement, meaning the card renews without a single day spent in the country; a five-year card renewable without limit for as long as the asset is held; three generations within one application; and free movement within the Schengen area.

Beyond real estate, Greece offers two further routes: a financial investment in securities, government bonds or funds from €350,000–500,000, and a €250,000 contribution to a start-up registered with Elevate Greece. Both are less common, but worth considering if you would rather not manage a property.

Programmes

Routes currently open

Golden Visa — Real estate at €400,000 / €800,000

Source: migration.gov.gr

Purchase property meeting the threshold for the area to receive a five-year residence card, renewable without limit, for the whole family. This is the programme's most widely used route.

Investment / cost
€400,000 (most areas) or €800,000 (Athens/Attica, Thessaloniki, Mykonos, Santorini, islands above 3,100 residents), plus transfer tax of around 3.09% and legal fees
Estimated timeline
Due diligence and purchase: 2–4 months; issuance of the residence card: roughly 3–6 months after the complete file and biometrics are submitted (varies by region)
Benefits
  • No minimum stay requirement — suited to investors who continue to live and do business in Vietnam
  • The whole family: spouse, children under 21 (extendable to 24 subject to conditions), and parents on both sides
  • Free movement within Schengen, 90 days in any 180
  • Long-term letting is permitted, generating cash flow
Key requirements
  • Meet the threshold applicable to the area; the €400,000/€800,000 routes require a single property of at least 120 sqm
  • No short-term letting in any form
  • Hold the asset for as long as you hold the card; selling ends the right to renew
  • Greek health insurance, a clean criminal record, and lawful funds transferred through the banking system

Thresholds follow Law 5100/2024, in force from 09/2024 — verify the schedule of €800k areas before advising on a specific property

Golden Visa — €250,000 route (change of use / listed heritage)

Source: migration.gov.gr

The €250,000 threshold applies in all areas, in two cases: buying a commercial building for conversion to residential use, or buying a listed heritage building for full restoration.

Investment / cost
From €250,000, plus the cost of conversion or restoration (material, and to be included in the total investment)
Estimated timeline
Longer than the standard route because of planning and construction procedures; the card may still be issued once the investment conditions are met
Benefits
  • The lowest capital threshold in the programme, including in Athens
  • Potential for capital appreciation where a central conversion project is well chosen
Key requirements
  • The change of use must be completed before the property is used as a residence; heritage buildings must be restored to conservation standards
  • Construction, permitting and cost-overrun risks are higher than on a standard purchase
  • The programme's general conditions (holding the asset, the ban on short-term letting) continue to apply

A technically complex route — each project requires a lawyer and an independent construction surveyor

How we work

The Greece case path

  1. 01

    Assess your eligibility

    1–2 working sessions

  2. 02

    Select the programme

    1–3 weeks

  3. 03

    Prepare the file

    2–6 months, depending on the programme

  4. 04

    File and monitor

    Per the processing schedule of the adjudicating authority

  5. 05

    Settlement and beyond

    A long-term relationship

Further reading

Updates on Greece

Mua nhà Athens lấy Golden Visa: Nên chọn khu vực nào năm 2026?

Golden Visa Hy Lạp cấm cho thuê ngắn hạn: Nhà đầu tư cần điều chỉnh gì?

Diện 250.000 EUR của Hy Lạp: Vì sao phân khúc chuyển đổi công năng sôi động?

Answers

Frequently asked questions

How much does the Greece Golden Visa cost in 2026?

It depends on the area. €800,000 in Athens within the Attica region, Thessaloniki, Mykonos, Santorini and islands above 3,100 residents. €400,000 in the remaining areas, with a property of at least 120 sqm. The route buying a commercial building for conversion to residential use, or a heritage building for restoration, requires only €250,000 anywhere in the country. These figures exclude transfer tax of around 3.09% and legal costs.

Can Greece Golden Visa property be let on Airbnb?

No. The law in force prohibits short-term letting of Golden Visa property; a breach may result in withdrawal of the residence permit and a €50,000 fine. Long-term letting remains permitted, at yields in Athens currently around 4–5.5% per year depending on the area. Details are on our Greek property page.

Does the Greece Golden Visa require you to live there?

No. This is the only programme in Europe with no minimum stay requirement: you may renew the card without spending a single day in Greece, provided the investment is maintained. If your objective is Greek citizenship, however, seven years of actual residence and a language examination apply. A Golden Visa card alone does not lead to citizenship.

Does a Greek residence card allow travel within Europe?

Yes. A Greek residence card permits free movement within the Schengen area under the 90 days in any 180 rule, without applying for a visa country by country. Two limits are worth knowing: the card does not permit salaried employment in Greece, though business and investment activity are permitted; and it grants no automatic right to work in another Schengen country.

Can a spouse and children be included in a Greece Golden Visa application?

Yes. A single investment covers your spouse, children under 21, and parents on both sides. Children reaching 21 may transfer to an individual residence permit under transitional conditions, up to the age of 24. Every member enjoys the same freedom of movement within Schengen as the main applicant.

This information is provided for reference and does not constitute legal advice. Immigration policy may change at the discretion of each country. Contact VNIS Investment for an assessment based on your actual circumstances.

Beyond Future

Assess your family's eligibility for Greece

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