Greece Golden Visa 2026: Investment Rules and How to Apply

Greece Golden Visa 2026: Investment Rules and How to Apply

In short: The Greek Golden Visa grants non-EU nationals five-year, renewable EU residency through investment. As of 2026, property thresholds are tiered: €800,000 in high-demand areas (Athens, Thessaloniki, Mykonos, Santorini, and islands over 3,100 residents), €400,000 in the rest of Greece, and €250,000 for qualifying commercial-to-residential conversions or listed historic-building restorations. There is no minimum-stay requirement.

2026 investment thresholds

The minimum real estate investment depends on the property's location and type:

• €800,000 — high-demand areas: Athens (Attica), Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 residents. The property must be a single unit of at least 120 m².

• €400,000 — all other regions of Greece, also a single property of at least 120 m².

• €250,000 — two special cases only: converting a commercial property to residential use, or restoring a listed/protected historic building.

HRCM specialises in matching investors to the correct tier — including sourcing eligible €250,000 conversion properties. See our Golden Visa program page for current options.

Who is eligible

• Non-EU/EEA nationals aged 18 or over

• A clean criminal record

• Valid health insurance

• Proof that the investment funds are lawfully sourced

How to apply: step by step

• 1. Choose your investment tier and property. Decide between a standard purchase (€400k–€800k) or a €250k conversion/restoration, then identify a qualifying property.

• 2. Complete due diligence and purchase. Legal checks, a Greek tax number (AFM), and a Greek bank account; funds transferred and the purchase completed.

• 3. Submit the residence-permit application. Passport, criminal-record certificate, health insurance, proof of investment, and biometrics.

• 4. Receive your permit. A five-year residence permit, renewable as long as the investment is maintained.

Key benefits

• Five-year residence permit, renewable indefinitely while the investment is held

• Visa-free travel across the 26-country Schengen Area

• No minimum-stay requirement — you need not live in Greece

• Family inclusion: spouse, children under 21, and parents of both spouses

• Pathway to permanent residency (after 5 years) and citizenship eligibility (after 7 years of legal residence)

Frequently Asked Questions

What is the minimum investment for the Greek Golden Visa in 2026?

From €250,000 for qualifying commercial-to-residential conversions or historic-building restorations, €400,000 for standard properties in most regions, and €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, and Santorini.

Do I have to live in Greece to keep the Golden Visa?

No. The Greek Golden Visa has no minimum-stay requirement; you keep it by maintaining your qualifying investment.

Can my family be included?

Yes — your spouse, children under 21, and the parents of both spouses can be included in a single application.

Related reading: Advantages of obtaining Golden Visa residency in Greece · Your complete guide to jobs and the Golden Visa in Greece

Ready to take the next step? Visit our Golden Visa program page or contact our team for tailored guidance.