Greece reshaped its residence-by-investment programme across 2024–2026. Here is an honest summary of the tiers, the obligations, and what it means for a buyer today.
The Greek Golden Visa remains one of Europe's most accessible residence-by-investment routes — but the rules have moved, and a credible decision starts with the current facts.
The tiers, as they stand
Greece now operates a tiered minimum investment based on where you buy:
- €800,000 in the highest-demand areas — central Athens (Attica), Thessaloniki, Mykonos, Santorini and the larger islands.
- €400,000 across most other regions of the country.
- €250,000 for qualifying special cases, most notably the conversion of a commercial property to residential use, and the restoration of listed buildings.
The €250,000 figure is the lowest legal entry point into the programme — a genuine, qualifying investment, not a reduced price.
The obligations nobody should hide
- Short-term rental is restricted. A property used to obtain the Golden Visa cannot be placed on short-term rental platforms under the current rules.
- The investment must be maintained. The permit renews on a multi-year cycle for as long as you hold the qualifying asset.
- Residency is not tax residency. Spending 183 days or more per year in Greece can make you a Greek tax resident — a separate question to plan for with advice.
What it gives a family
A single application can include your spouse, your children and dependent parents. The permit grants the right to live in Greece and to travel visa-free across the Schengen Area, and long-term residence can, over time and subject to conditions, open a route toward citizenship.
The honest takeaway
The programme is real, legal and well-trodden — and it rewards buyers who treat it as an investment decision first. The right tier depends on your budget, the area you want, and how you intend to use the property. That is exactly the conversation our Athens team is built for.
