Greece: Golden Visa - thresholds by area and what has changed

Thresholds by area

The legal basis is Article 64 of Law 5100/2024, which amended Article 100 of the Immigration Code (GreekProps).

• €800 000 - the region of Attica (including Athens), the regional unit of Thessaloniki, Mykonos, Santorini and islands with a population of more than 3 100;
• €400 000 - all other areas;
• €250 000 - only two special routes: converting a non-residential building into housing (completed after 5 April 2024 and before the application is submitted) or restoring a listed heritage property (IBA).

One property and 120 m²

The minimum investment must be made in a single property - the required amount cannot be reached by combining several apartments. The main area of the completed property must be at least 120 m². Storage rooms and parking spaces do not count toward the area, but their value is included if they are purchased in the same transaction and in the same building (IBA).

In practice, this shifts demand toward larger apartments and houses. In Athens, a property of at least 120 m² priced at €800 000 is in the upper segment of the market, while there is a wider choice for €400 000 outside the high-demand areas. The 120 m² requirement does not apply to plots without a building permit or to the €250 000 routes (GreekProps).

Ban on short-term rentals

A property purchased to obtain or renew a Golden Visa cannot be rented out short-term through platforms or sublet. A violation results in revocation of the residence permit and a €50 000 fine. Long-term rentals are allowed (IBA). For investors, this means that returns must be calculated using long-term rentals only.

The restriction is not retroactive and does not apply to properties purchased under the previous regime or during the transition period. For new purchases, however, the model of “residence permit plus short-term rental” no longer works: the calculation should be based on long-term rentals or personal use.

Deadlines and transition period

The transition window has closed. Buyers who paid the full price or a 10% deposit before 31 August 2024 could complete the transaction under the old thresholds by 31 December 2024. Since 1 September 2024, there have been no transition rules, and the full price must be paid before the application is submitted (GreekProps).

The residence permit is issued for five years and can be renewed; there is no minimum stay requirement in Greece (IBA).

Renewal depends on retaining the investment: if the property is sold, the basis for the permit is lost. Plan any exit from the investment around the residence permit timeline.

Before buying, check the property itself: the legality of its floor area, whether there are any unauthorised structures, and whether its primary use is residential. If some of the area is not legalised, it may not count toward the 120 m² requirement, making the property ineligible even if it meets the price threshold.

For properties under construction, timing is also important: until the building is completed and registered, check with a lawyer when and on what basis you can apply, and what documents will be required at that stage.

The law does not guarantee application processing times, which depend on the workload of the migration services. Do not plan a move for a specific date based only on having purchased a property. It is best to prepare the property documents and proof of full payment in advance, alongside the transaction.

What may change

The National Housing Strategy 2026-2035, approved on 23 July 2026, proposes a new Golden Visa category based on a portfolio of several properties for long-term rentals. This is not yet law, so transactions should not be structured in anticipation of it (IBA). Separately, a bill is before parliament proposing a 15% tax on home purchases by non-EU tax residents from 1 July 2027; the verified sources do not clarify how it relates to the Golden Visa.

This article is for informational purposes only and does not constitute legal or tax advice. The requirements should be checked for the specific property before a transaction.

Current as of 5 Nov 2026. This is general information, not legal or tax advice.

Sources

1. IBA - The Greek Golden Visa after the 2024-2026 overhaul (9 Sep 2026)
2. GreekProps - Greek Property Regulation Tracker 2026

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