The Greece Golden Visa continues to be one of the most effective residence-by-investment programs in Europe, offering non-EU nationals long-term residence rights in Greece together with visa-free travel within the Schengen Area. Its appeal lies in the combination of legal stability, flexibility, and access to the European market, making it a consistent choice for investors seeking residence rather than short-term speculation.
As of 2026, the program operates under a more structured and regulated framework. Minimum investment thresholds now depend on both the location and the legal classification of the property, while strict rules apply to how Golden Visa properties may be used. As a result, proper legal planning has become more important than the size of the investment itself.
Under the current regime, standard residential properties require a minimum investment of €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos and Santorini, and €400,000 in all other parts of Greece. In both cases, the investment must concern a single property with a minimum surface area of 120 square meters. These thresholds have significantly increased the entry cost for conventional residential purchases, particularly in urban markets.
At the same time, Greek legislation fully preserves the €250,000 Golden Visa option, which remains the most efficient and flexible route into the program.
The €250,000 threshold applies to specific categories of property, most notably commercial-to-residential conversions and the restoration of listed or protected buildings. This route is not subject to geographic restrictions and does not require a minimum surface area. As a result, it is still possible to qualify for a Greek Golden Visa with a €250,000 investment even in prime urban locations, including Athens, where standard residential acquisitions would otherwise require substantially higher capital.
Importantly, the €250,000 amount refers to the total qualifying investment for Golden Visa purposes. There is no requirement to exceed this threshold by paying additional amounts for renovation, provided that the property is lawfully converted to residential use and fully compliant with planning and building regulations at the time the application is submitted. When the conversion is properly completed and documented, the residence permit is granted on the basis of the €250,000 investment alone.
Investors should also be aware that the use of Golden Visa properties is subject to clear statutory limitations. Properties acquired under the program may not be used for short-term rentals or as registered business premises. Long-term residential leasing remains permitted and offers a stable source of euro-denominated income while remaining fully compliant with immigration rules.
In 2026, the Greek Golden Visa is no longer about purchasing the most expensive property available. It is about selecting the correct legal structure and investment pathway from the outset. For investors who are properly advised, the €250,000 conversion-based route continues to represent the most capital-efficient and legally secure way to obtain residence in Greece and long-term access to Europe.
For personalized legal guidance, assistance with real estate structuring, and full support throughout the Golden Visa application process, from property selection to permit issuance, please contact us!