Greece Golden Visa in 2026: investment thresholds by zone and the real costs
Greece remains one of the most discussed residency-by-investment programmes in Europe, but its rules have changed several times in recent years. The key idea is that the minimum depends on the location and type of property.
Real estate tiers
- EUR 800,000: high-demand areas, including Athens, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- EUR 400,000: most other areas, including rural regions and smaller islands.
- EUR 250,000: commercial-to-residential conversions or listed heritage restoration, which must be completed before you apply. A minimum size rule of around 120 sqm applies to standard residential purchases.
Short-term letting such as Airbnb is restricted for properties bought under the newer rules, so this route is not intended as a rental business.
Other qualifying routes
Reported alternatives include:
- A Greek investment fund (around EUR 350,000).
- Greek government bonds (around EUR 500,000).
- Listed shares or corporate bonds (around EUR 800,000).
- A long-term hotel lease, with amounts that depend on the region.
- A newer startup route, reported at around EUR 250,000 with job-creation conditions.
Always check which routes are open and what the current thresholds are, since sources describe them differently.
Government and other costs
- Main applicant application fee: about EUR 2,000.
- Family members: about EUR 150 per adult. Children under 18 are reportedly exempt, but confirm.
- Residence card: about EUR 16 per person.
- Legal and notary fees: several thousand euros, plus property transfer tax and health insurance.
What the permit does and does not give you
The Golden Visa gives residence rights in Greece and travel within the Schengen area, subject to normal rules. It does not automatically lead to citizenship, and Greek citizenship has its own long residence and integration requirements. Check how your tax residence changes if you spend more than 183 days in the country.
Before you buy
- Get an independent legal review of the property title and zone classification.
- Confirm the permit is issued before you assume you can relocate.
- Keep the investment for as long as the programme requires.
- Do not rely on marketing material, which often rounds down costs.
Thresholds and zones can change, so verify with the Greek authorities or a licensed Greek lawyer.
Visa Ray is a rule-based reference tool, not a law firm. Rules and fees change, so always confirm current figures with the official government source before you apply. You can run a free assessment on Visa Ray to see which pathways fit your profile.