Hellenic Republic
Greece golden visa rules in 2026
Investment tiers
| Where | Minimum |
|---|---|
| Attica (including Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents | €800,000 |
| All other areas | €400,000 |
| Conversion of commercial buildings to homes, or restoration of listed buildings | €250,000 |
These tiers come from Law 5100/2024. (Government Gazette, Ministry of Migration and Asylum)
Property rules
- The standard tiers need one property of at least 120 m². You cannot combine smaller units.
- You cannot let the property on short-term rental platforms. Breaking this rule can lead to a €50,000 fine and loss of the permit.
- The investment must be kept for as long as you hold the permit.
Permit and family
The permit lasts 5 years and can be renewed while you keep the property. There is no minimum stay. It covers your spouse or registered partner, unmarried children under 21, and the parents of both spouses.
Timing
Advisers report that most files take 6 to 9 months from purchase to permit. Busy offices in Attica can take 12 months or more.
Steps
- Get a Greek tax number and open a Greek bank account.
- Have a Greek lawyer check the title and the planning status of the property.
- Sign the purchase contract with a notary and pay in full.
- Submit the application with biometrics, then receive the permit card.
Rules change often. Confirm them with the Ministry of Migration and Asylum or a Greek lawyer before you sign.