How the Greek Golden Visa works: a 2026 guide.
A plain reading of the Greek Golden Visa in 2026: the three investment thresholds set by Law 5100/2024, who qualifies, what the permit gives you, and the steps from tax number to biometrics.
In brief.
- What it is. A five-year, renewable Greek residence permit for non-EU and non-EEA nationals who make a qualifying property investment, covering the investor and immediate family.
- The thresholds. Law 5100/2024 sets three, tied to where the property sits and what it is: €800,000 in Attica, Thessaloniki and the larger islands; €400,000 across the rest of Greece; and €250,000 for commercial-to-residential conversions and listed-building restorations.
- The limits. It grants residence with visa-free Schengen travel and no minimum-stay requirement, but it is not citizenship and does not by itself grant the right to work in Greece.
What the Greek Golden Visa is
The Greek Golden Visa is a five-year, renewable residence permit granted to non-EU and non-EEA nationals who make a qualifying property investment in Greece. The permit covers the investor and immediate family: a spouse, children up to the age of 21, and the parents of both the investor and their spouse. It allows visa-free travel within the Schengen area, and it carries no minimum-stay requirement, so holders keep the permit without needing to live in Greece for any set number of days each year. It renews on the same five-year cycle for as long as the qualifying investment is held.
The three thresholds under Law 5100/2024
Law 5100/2024, in effect for applications from 1 September 2024, redrew the programme around geography and property type. Where the previous regime set €500,000 for the highest-demand areas — the central Athens sectors of Attica, Thessaloniki, Mykonos and Santorini — from August 2023, while the rest of the country stayed at the €250,000 the programme launched with in 2013, the law now attaches the qualifying amount to where the property sits and how it is used.
€800,000 covers the highest-demand areas: the Region of Attica, the Regional Unit of Thessaloniki, the islands of Mykonos and Santorini, and every Greek island with a population above 3,100.
€400,000 is the general rate for the rest of Greece — anywhere that falls outside the €800,000 areas.
€250,000 applies anywhere in Greece, but only on two routes: converting a commercial property to residential use, or restoring a listed or heritage building.
Who qualifies, and what the permit includes
The programme is open to non-EU and non-EEA nationals who make a qualifying property investment at the threshold that applies to their chosen location. The permit extends to the investor's immediate family: a spouse, children up to the age of 21, and the parents of both the investor and their spouse, who are added to the same application.
What the permit gives is residence and mobility. It allows visa-free travel across the Schengen area, and it holds without a minimum-stay obligation. What it does not give, on its own, is the right to take up employment in Greece; that is a separate matter from the residence the investment secures.
The process, step by step
1. Obtain a Greek tax number (AFM). Non-residents first register for an AFM, the Greek tax number, which is required for any property transaction.
2. Open a Greek bank account. The purchase funds move through the Greek banking system, so a local account is part of the setup.
3. Engage a Greek lawyer and choose the property. A lawyer represents you through the transaction, and you select a property that clears the threshold for its zone.
4. Due diligence and the purchase deed. The lawyer runs due diligence on title and encumbrances, and the purchase is completed by deed before a notary (συμβολαιογράφος), with the funds transferred through the banking system.
5. Apply for the residence permit. You submit the residence-permit application and give biometrics. The permit is then issued and renews on five-year cycles for as long as the investment is held.
Residence, not citizenship
The Golden Visa grants residence, not citizenship. Naturalisation is a separate route, applied for later, with its own residence and language requirements, and holding the permit does not by itself convert into a Greek passport. There is no automatic path to citizenship built into the investment. The permit also does not, on its own, grant the right to work in Greece, a distinction worth keeping clear when weighing what the programme actually delivers.
This guide is general information, not legal or immigration advice. Thresholds, eligibility and procedure are set by Greek law and can change; confirm the current rules and your own position with a licensed Greek lawyer before you commit funds or sign anything.
Frequently asked
What is the Greek Golden Visa?
It is a five-year, renewable residence permit for non-EU and non-EEA nationals who make a qualifying property investment in Greece. It covers the investor and immediate family, allows visa-free travel within the Schengen area, and carries no minimum-stay requirement to keep it.
What are the three investment thresholds under Law 5100/2024?
Law 5100/2024, in effect for applications from 1 September 2024, sets three thresholds tied to location and property type. €800,000 covers the Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and every Greek island with a population above 3,100. €400,000 is the general rate for the rest of Greece. €250,000 applies anywhere, but only for commercial-to-residential conversions and the restoration of listed buildings. The previous regime set €500,000 for the highest-demand areas from August 2023, while the rest of Greece stayed at the €250,000 the programme launched with in 2013.
Who qualifies, and does it cover my family?
Non-EU and non-EEA nationals who make a qualifying property investment can apply. The permit includes immediate family: a spouse, children up to the age of 21, and the parents of both the investor and their spouse. It does not, on its own, grant the right to take up employment in Greece.
Does the Golden Visa lead to Greek citizenship?
No. The Golden Visa grants residence, not citizenship. Naturalisation is a separate route, applied for later, with its own residence and language requirements. Holding the permit does not by itself convert into a passport.
Do I have to live in Greece to keep the permit?
No. The permit carries no minimum-stay requirement, so holders keep it without needing to live in Greece for a set number of days each year. It renews on five-year cycles for as long as the qualifying investment is held.
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