Greece Golden Visa 2026:
New Rules & Thresholds
In 2026, the Greece Golden Visa program operates under a new tiered system. Discover how the minimum investment amounts have changed (€800k, €400k, €250k) and what strict limitations apply to new properties.
The New Investment Tier System
Following a radical overhaul to curb local housing inflation, the 2026 Greek Golden Visa rules are firmly established. The minimum investment now strictly depends on the geographical zone and property type.
Zone A (Premium)
- Attica region (Athens, Piraeus, Riviera)
- Thessaloniki, Mykonos, Santorini
- Islands with population > 3,100 (Crete, Corfu, Rhodes)
Zone B (Regional)
- Halkidiki, Peloponnese
- The rest of mainland Greece
- Smaller islands (< 3,100 pop.)
Strict New Property Requirements
Single Property, Min 120 sqm
For the €800k and €400k thresholds, you must invest the total amount in ONE single property. It must be at least 120 sqm. You can no longer buy multiple small apartments to reach the limit.
Short-term Rental Ban (Airbnb)
Properties purchased under the new Golden Visa rules are STRICTLY PROHIBITED from short-term rentals (Airbnb, Booking). Only long-term leases are allowed. Violations incur a €50,000 fine and permit revocation.
How to still get it for €250,000?
Special RouteThe highly accessible €250,000 threshold remains, but strictly for special investment categories. These are exempt from the 120 sqm rule and location zoning (you can buy in Central Athens).
Commercial-to-Residential Conversion
Purchasing commercial real estate (office, industrial) and converting it to residential use. The usage change must be completed before applying for the permit.
Restoration of Listed Buildings
Investing in culturally or historically significant buildings. You are required to fully restore the property, not just purchase it.
New for 2026: Start-up Investment
Investing €250,000+ in the share capital of a startup registered in the national 'Elevate Greece' registry.