The Greece Golden Visa in 2026 is Europe’s last big property-based residency program — which is exactly why its rules have tightened twice in two years. The old flat €250,000 ticket is gone: prices are now tiered by location, short-term letting of golden-visa properties is banned outright, and buying on yesterday’s information is the most common (and expensive) mistake we see. Here is the program as it actually stands, verified 28 July 2026.
Greece Golden Visa in one paragraph (verified 28 July 2026): A five-year renewable residence permit for property investment under Law 5100/2024 (in force since 31 August 2024). Thresholds: €800,000 in Attica (greater Athens), Thessaloniki, Mykonos, Santorini and islands with over 3,100 inhabitants; €400,000 everywhere else — both requiring a single property of at least 120 m²; €250,000 only for commercial-to-residential conversions or listed heritage restorations, anywhere in Greece. Golden-visa properties cannot be let short-term (Airbnb-style) — violations risk permit revocation plus a €50,000 fine. No minimum stay is required to keep the permit.
At a glance
| Status | Open (July 2026); structure unchanged since Sept 2024 |
| Minimum investment | €250k (special cases) / €400k (most regions) / €800k (prime zones) |
| Property rules | Single property ≥120 m² for the €400k/€800k tiers; short-term rental banned |
| Presence to keep permit | None required |
| Family | Spouse, children, parents of both spouses includable |
| Path to citizenship | Naturalisation generally after 7 years of genuine residence — minimal-presence holders do not accrue this in practice |
The three price tiers, practically
The €800k tier covers the places most foreign buyers actually wanted — Athens and the marquee islands — so the real decision for most investors is between a €400k property in the rest of Greece and a €250k conversion/heritage project. The €250k route sounds like a bargain; in practice supply is limited, projects need careful legal review (conversion status, permits, completion risk), and the long-term rental market for such properties varies widely. Long-term letting is allowed on all tiers — it’s the short-term tourist market that’s off-limits.
Who Greece fits
Investors who want a tangible asset in the EU with zero presence requirements and are comfortable being landlords under Greek rules. It’s weaker for passport-seekers: unlike Portugal’s ~7-day formula, Greek naturalisation expects genuine residence, so a minimal-presence Greek golden visa is best understood as a permanent EU foothold, not a citizenship track. For that comparison, see Portugal — and the cost calculator for the honest outlay including transfer costs.
Watch items
- Greece has repriced twice since 2023 (€250k → €500k/€800k tiers). EU housing-pressure politics continue; further tightening is plausible. Re-verified quarterly here.
- Rental income from long-term lets is taxed on Greece’s 15-45% scale (2026 rules); model net yields, not gross.
- A 2026 startup-investment route has been reported as a new option — we treat its details as unverified until confirmed against the government gazette.
FAQ
Can I still get the Greece Golden Visa for €250,000?
Only via commercial-to-residential conversions or listed-building restorations. Standard residential purchases need €400k (most regions) or €800k (prime zones).
Can I rent my golden-visa property on Airbnb?
No — short-term letting is banned for golden-visa properties, with revocation risk plus a €50,000 fine. Long-term leases are allowed.
Do I have to live in Greece?
No minimum stay is required to renew the permit. But citizenship is a different matter — that requires years of genuine residence.
All programs compared: the 2026 table · live status: tracker · book a consultation
Verified 28 July 2026 against Law 5100/2024 analyses and current advisories. Not legal, tax or investment advice; no visa outcome can ever be guaranteed.