How the Greek Golden Visa Works Through Property Investment (2026 Guide)
- Nikolina Samara
- Jul 15
- 4 min read
Updated: 6 days ago
The Greek Golden Visa grants a five-year, renewable residence permit to non-EU nationals who make a qualifying investment in Greece, most commonly through real estate. It gives you and your family the right to live in Greece and to travel visa-free across the Schengen Area, without a requirement to live in the country full time. HRCM guides investors through the whole process, from choosing a compliant property to submitting the application. This page explains how the property route works under the current rules. In short, Greek Golden Visa property investment secures a five-year, renewable EU residence permit.
Important: The figures below reflect the rules in force as of 2026 and are provided for general guidance. Golden Visa law changes, and the details of any application depend on your circumstances. HRCM will confirm current requirements and coordinate licensed legal advice before you commit to any investment. This page is not legal or investment advice.
The investment thresholds (2026)
Greece replaced its old flat 250,000 euro property threshold with a location-based, tiered system:
800,000 euro for property in high-demand, densely populated areas, including Athens, Thessaloniki, Mykonos, Santorini, and other popular islands.
400,000 euro for property in the rest of Greece.
250,000 euro available only for two narrow routes: converting a commercial property into residential use, or restoring a listed or protected building.
Key conditions to know
Minimum property size. In the 400,000 and 800,000 euro tiers, the property must have a main residential space of at least 120 square metres. The 250,000 euro conversion route has no floor-area minimum.
Single property. The qualifying investment generally must be made in a single property that meets the threshold.
Short-term rentals are banned. Properties acquired under the Golden Visa cannot be let on a short-term basis, for example Airbnb-style holiday lets. This is set out in Greek law and is strict; breaching it can lead to revocation of the permit and a significant fine.
Long-term rental is allowed. You may rent the property out on a long-term basis (leases of 60 days or more), provided you follow Greek tenancy rules, register the lease, and declare the income.
What the Golden Visa gives you
A qualifying investment secures a five-year residence permit for the main investor and eligible family members (spouse, children under a set age, and dependent parents in many cases), renewable as long as you keep the investment. It allows visa-free travel within the Schengen Area and does not require you to reside in Greece. It does not by itself grant citizenship, though separate, longer naturalisation paths exist.
How HRCM helps
HRCM offers Golden Visa guidance as part of a service that also covers property sourcing and on-the-ground support in Greece:
Property selection. We help you identify compliant properties that meet the right threshold and the 120 square metre rule for your budget and goals.
Process coordination. We guide you through each step: due diligence, the purchase, tax number and bank setup, and the residence-permit application, and coordinate the licensed lawyers and notaries the process requires.
On the ground in Greece. Our Athens-based team handles viewings, documents, and the practical details in person.
Talk to us
If you are considering the Greek Golden Visa through property, contact HRCM. We will explain the current rules for your situation, outline realistic options for your budget, and lay out the steps and costs before you commit. Discover more at https://www.hrcm.gr/goldenvisa or contact us at https://www.hrcm.gr/contact.
Frequently asked questions
How does the Greek Golden Visa work through property investment?
You buy qualifying Greek real estate at or above the required threshold: 800,000 euro in high-demand areas such as Athens, Thessaloniki, and popular islands, or 400,000 euro in the rest of Greece, and apply for a five-year renewable residence permit. A 250,000 euro option remains only for commercial-to-residential conversions and restorations of listed buildings. The permit lets you and your family live in Greece and travel visa-free in the Schengen Area, with no minimum-stay requirement.
What is the minimum investment for the Greek Golden Visa in 2026?
800,000 euro in high-demand, densely populated areas; 400,000 euro elsewhere in Greece; and 250,000 euro for the specific conversion and restoration routes. In the 400k and 800k tiers the property must have a main living space of at least 120 square metres.
Can I rent out my Greek Golden Visa property?
You can rent it on a long-term basis (leases of 60 days or more) if you follow Greek tenancy law, register the lease, and declare the income. Short-term holiday rentals, such as Airbnb-style lets, are banned for Golden Visa properties, and breaching the rule can lead to permit revocation and a fine.
Does the Greek Golden Visa lead to citizenship?
Not automatically. It is a residence permit, renewable every five years while you hold the investment. Citizenship follows a separate naturalisation process with its own, longer requirements.
Do I have to live in Greece to keep the Golden Visa?
No. There is no minimum-stay requirement to maintain the Golden Visa, as long as you keep the qualifying investment and renew the permit on schedule.
Does the investment cover my family?
Yes. A single qualifying investment can cover the main applicant plus eligible family members, typically a spouse, children under a set age, and dependent parents, under one application.
Official government source
For the official requirements and document lists, see the Greek Ministry of Migration and Asylum Golden Visa page: migration.gov.gr/en/golden-visa. Always confirm current rules with a licensed adviser before investing.
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