The Greek Golden Visa: What Actually Qualifies in 2026
The threshold now depends on where you buy, the property has to be big enough, and short-term letting is off the table. Here is the current picture.
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It is no longer one number
Since the 2024 reform (Law 5100/2024) the minimum investment depends on where the property is:
| Tier | Where | Property conditions |
|---|---|---|
| €800,000 | Attica (including all of Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents | One property, at least 120 m² |
| €400,000 | The rest of the country | One property, at least 120 m² |
| €250,000 | Anywhere | Only a commercial building converted into homes, or a listed building restored |
The most common budgeting mistake is planning against an older, lower figure and then finding the apartment sits in an €800,000 area.
How to tell which tier an address is in
The tier follows the administrative area, not the way a place is marketed. Three checks:
- Attica is wider than Athens. The coastal suburbs and the East Attica towns near the airport are in the €800,000 tier too, even where prices feel far from central Athens.
- Islands go by population. Above 3,100 residents means €800,000, and that takes in the large islands, Crete included. A small island can sit in the €400,000 tier even when its neighbour does not.
- Thessaloniki and Halkidiki are different tiers. The city is €800,000; Halkidiki, an hour away, is €400,000.
Have the lawyer confirm the tier in writing for the exact address before any deposit.
One property, at least 120 m²
In the €400,000 and €800,000 tiers the investment has to be a single property with at least 120 m² of main living space. Storage and parking do not count toward it. Combining two smaller apartments to reach the threshold is no longer accepted.
No short-term letting
A Golden Visa property may not be let through Airbnb-type short-term platforms. Breaking the rule can cost the permit and a €50,000 fine. Long-term letting is allowed.
What the permit gives you
- Residency for the investor and close family, including a spouse and dependent children.
- Visa-free short stays in the rest of the Schengen area.
- No automatic right to work in Greece.
- Renewal every five years, as long as the qualifying property is still held.
Where files get delayed
- The money trail. Funds have to arrive from the applicant's own account, by traceable bank transfer. Paying through a relative is a fast way to a rejection.
- The address. The tier is decided by the property's exact location, and the boundaries do not always match what a buyer thinks of as "Athens" or "the islands".
- The size. The 120 m² is main living space on the title documents. A balcony, a storage room or a parking space does not count toward it, so check the area on the deed, not the one in the brochure.
The full cost, not just the threshold
The threshold is the price of the property. Taxes and fees come on top: at today's 3.09% transfer tax and typical notary, registry and lawyer fees, budget roughly 5% to 8% more (see what you actually pay in tax). Add the permit fees and your lawyer's charge for the residence file.
In September 2026 the government also announced a 15% transfer tax for non-EU buyers without EU long-term residence, which would cover most Golden Visa applicants. It is not law yet. If it passes in that form, the tax on an €800,000 home would go from €24,720 to about €123,600, roughly €99,000 more. Ask your lawyer which rate applies on the date of your deed.
Next steps
The application itself, from the tax number to biometrics, is set out in the Golden Visa application, step by step.
Common questions
Can I combine two apartments to reach the Golden Visa threshold?
Not in the €400,000 and €800,000 tiers. Since the 2024 reform the investment has to be one property with at least 120 m² of main living space.
Is Crete in the €800,000 tier?
Yes. Islands with more than 3,100 residents are in the €800,000 tier, and Crete is far above that. Smaller islands can be in the €400,000 tier, so check the specific island.
Can I rent out a Golden Visa property?
Long-term letting is allowed. Short-term letting through Airbnb-type platforms is not, and breaking the rule can cost the permit and a €50,000 fine.
Before you commit
Ask an independent lawyer to confirm the tier and the 120 m² rule for the specific property before you pay a deposit. The rules have changed several times since 2023 and may change again.
Sources
- Thresholds, the 120 m² rule and the short-term letting ban: Law 5100/2024, Government Gazette A 49/05.04.2024, summarised in EY's tax alert on the amendments.
- Transfer tax and municipal surcharge: Law 5219/2025, article 27 (Greek).
- The planned 15% rate: government announcement of September 2026, not yet law.
General information, checked against public sources in October 2026. Not legal or tax advice. Rules change and every purchase differs, so have a licensed Greek professional confirm your own position.
