The Greece Golden Visa grants a five-year renewable residence permit to a non-EU investor who buys property in one of three tiers: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands of more than 3,100 inhabitants; €400,000 in the rest of the country; or €250,000 for converting a commercial building to residential use or restoring a listed building. Homes on the upper two tiers must have at least 120 square metres of main living area, only one property may count, and short-term letting is prohibited.
At a glance
- €800,000 tier: Attica, Thessaloniki, Mykonos, Santorini and islands of more than 3,100 inhabitants.
- €400,000 tier: all other regions.
- €250,000 tier: conversion of commercial property to residential use, or restoration of a listed building, completed before the application.
- A single property of at least 120 square metres of main living area on the upper tiers.
- No minimum stay; short-term letting banned, with a €50,000 fine.
- Citizenship after seven years of actual residence, with language and integration tests.
How do the three tiers work?
Greece raised its thresholds in 2024 to cool demand in the most popular areas. The highest tier, €800,000, applies where demand is strongest: the Attica region around Athens, Thessaloniki, Mykonos, Santorini and any island with more than 3,100 inhabitants. The €400,000 tier covers the rest of the mainland and the smaller islands. The €250,000 tier is reserved for two kinds of project that the government wants to encourage: converting commercial premises such as offices or warehouses into homes, and restoring listed buildings. The conversion or restoration must be complete before the residence application is filed.
What did Circular 1/2026 clarify?
Ministry Circular 1/2026, issued on 22 April 2026, settled several questions that had slowed applications. The 120 square metre minimum on the upper tiers is measured on main living areas only, not storage rooms, parking or balconies. The investment must be in a single property rather than several smaller ones. On the €250,000 routes, the same property cannot be recycled through successive applicants. And spouses and civil partners may invest jointly in one qualifying property. The practical effect is that fewer marginal properties qualify, and buyers should verify the floor-area calculation before exchanging contracts.
Can the property be rented out?
Long-term letting is allowed. Short-term letting through holiday platforms is prohibited for Golden Visa properties, and breach carries a fine of €50,000 and the risk of losing the permit. Investors who want rental income should plan for a conventional lease from the outset.
Who is covered and how long does it last?
The permit covers the investor, a spouse or civil partner, children under 21, and the parents of both spouses. It lasts five years and renews for further five-year periods as long as the property is held. There is no minimum stay to keep the permit, and holders can travel freely in the Schengen area for up to 90 days in any 180.
Does it lead to Greek citizenship?
It can, but only for a family that moves. Greece naturalises people who have lived in the country for seven years, pass a test of Greek language, history and civic knowledge, and show integration. Holding the permit without living in Greece does not count towards citizenship. Since Portugal extended its naturalisation period to ten years in May 2026, Greece offers the shorter route to an EU passport of the two most popular programs, but only on those terms.
What does it cost in total?
Beyond the purchase price, buyers pay transfer tax, legal and notary fees, land registry fees and the permit fees, which together typically add 10% to 12%. A €400,000 purchase therefore costs roughly €440,000 to €450,000 in total, and the property remains an asset the family owns.
Frequently asked questions
What is the minimum investment for the Greece Golden Visa?
€250,000 for a completed conversion of commercial property to residential use or a listed building restoration, €400,000 for property in most of Greece, and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the larger islands.
Do I have to live in Greece?
No, not to hold or renew the permit. Citizenship after seven years does require actual residence and tests.
Can I buy two cheaper properties to reach the threshold?
No. Since 2026 the investment must be in a single qualifying property.
Passport Legacy advises on the Greece Golden Visa and works with Greek lawyers and property specialists in every tier. To check a property against the 2026 rules, contact the team.
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