Greek Golden Visa: Everything you need to know in 2026

Table of Contents

• Introduction
• Residency and Family Benefits
• The Real Estate Investment Route
• Strict Rules for Real Estate
• Non-Property Investment Routes
• The Biggest Advantage: No Minimum Stay
• Stay Up to Date: Constantly Changing Rules

Introduction

Greece has become one of the most popular ways to get residency in Europe through investment. The program offers significant lifestyle and travel benefits for non-EU citizens. Here is what you absolutely need to know in 2026.

If you are wondering if you meet the personal criteria for the application, you can read our article on Who actually qualifies for the Greek Golden Visa.

Residency and Family Benefits

The Golden Visa gives you a five-year residency in Greece. This residency can be renewed indefinitely as long as you keep the investment.

One single application covers your whole family:

• Your spouse
• Your children under 21 years old
• The parents of both partners

Beyond residing in Greece, it gives you visa-free travel across the 29 Schengen countries, allowing you to stay up to 90 days in any 180-day period.

The Real Estate Investment Route

The most common route is real estate, and there are now three distinct price levels depending on where you buy. Greece has restructured these zones multiple times:

1. €800,000 Tier: In the prime zones — Athens, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents.
2. €400,000 Tier: For most of the rest of the country.
3. €250,000 Tier: This lower threshold is only available for two special cases: converting a commercial building into housing, or restoring a protected historic building. (We detail this specific route in our €250k Route Guide).

You can check our Properties for eligible real estate investments

Strict Rules for Real Estate

A few hard rules to know before you invest:

• For the €400,000 and €800,000 tiers, it has to be one single property of at least 120 square metres.
• Short-term rentals like Airbnb are strictly not allowed on any tier. This compliance circular was severely tightened recently.

Non-Property Investment Routes

There are also non-property routes if you prefer to keep your capital liquid or invest differently:

• €250,000 into a Greek startup
• €350,000 into a qualifying fund
• €500,000 bank deposit

You can explore these options further by talking them through with our Athens team.

The Biggest Advantage: No Minimum Stay

And the biggest advantage for many global citizens: you don’t have to live in Greece to keep the visa. There is absolutely no minimum stay requirement. You can maintain your life in your home country while enjoying European residency benefits.

Stay Up to Date: Constantly Changing Rules

Yes, it is true: The rules have changed several times in recent years. From the 2023 doublings to the 2024 restructuring with the 400k/800k zones, the 2025 startup route, and the 2026 compliance updates regarding rental rules.

Keep in mind: this program has been reworked again and again — thresholds, zones, rules. Everything here is accurate as of today, so before you plan around it, talk to us and we’ll check your case against the latest rules.

Contact us today or book a call to map your options against the current law.