Greek Golden Visa Property Thresholds in 2026
The investment amount is only one part of eligibility.
Golden Visa thresholds
Editorial author: Karabatsou Legal editorial team. Source-checked with AI-assisted editorial support on .
Legally reviewed by Nadia Karabatsou. Approval of this revision confirmed on . General information only, not advice for an individual case. Our editorial policy.
Standard and special property routes
For the property-investment route, Article 100 of the Migration Code, as amended by Article 64 of Law 5100/2024, distinguishes standard regional thresholds from two special EUR 250,000 routes. A property advertisement is not a legal eligibility decision. Law 5100/2024, Article 64: property investment residence.
| Property route | Minimum investment | Important conditions |
|---|---|---|
| Standard higher-threshold regions | EUR 800,000 | Attica; Thessaloniki regional unit; Mykonos and Thira regional units; islands with more than 3,100 residents under the applicable census. One property; 120 sq m of principal space for built property or property with a building permit. |
| Other standard regions | EUR 400,000 | One property; the same 120 sq m principal-space condition for built property or property with a building permit. |
| Qualifying residential conversion | EUR 250,000 | Specific change-of-use route, not an ordinary renovation. One property; conversion completed before the residence application. Additional planning and evidence conditions apply. |
| Qualifying listed-building restoration | EUR 250,000 | Specific listed-building route. Restoration and renewal obligations apply; transfer before completion is restricted. |
The 120 sq m rule belongs to the standard regional routes described above; it should not be presented as a universal condition for the special conversion and listed-building routes. Older investments may fall under transitional provisions and need their own date and payment review.
Check the property, not just the price
Before reserving a property, establish which statutory route is being proposed and collect the title, planning and payment evidence. A conversion label, an island address or a developer's assurance is not enough. Standard and special routes must not be blended into one checklist.
Rental plans affect the decision
Article 100(7A) restricts short-term letting through the sharing economy and subletting of properties covered by the investor-residence rules. Conversion-route properties also have a business-headquarters/branch restriction. A management company or a contract labelled "12 months" does not by itself establish compliance. Have the acquisition date, route, proposed occupancy and management agreement checked before relying on rental income. Law 5100/2024, Article 64: property investment residence.
Residence is not citizenship
A valid Greek residence permit or long-stay visa generally permits short visits to other Schengen countries for up to 90 days in any 180-day period, subject to the applicable entry conditions. It does not give a general right to live or work in another EU country. Do not treat an application receipt as interchangeable with a residence card: departure, transit and re-entry need a document-specific check. European Commission: travel to another EU country with a residence permit.
For family eligibility, renewal and the distinction from citizenship, read the full Golden Visa guide.
Questions and answers
Is all of Attica in the EUR 800,000 standard region?
The statutory higher-threshold regional rule covers Attica, not just central Athens. Special conversion or listed-building routes must be assessed separately.
Does every Golden Visa property need 120 sq m?
No. The cited 120 sq m principal-space condition applies to the standard regional routes for built property or property with a building permit, not indiscriminately to all special routes.
Can I combine two ordinary properties to meet the standard threshold?
The current standard property routes described here require one property. Do not assume several purchases can be added together; historical and special cases need separate review.
Does the permit let me live anywhere in Europe?
No. Greek residence and short visits to other Schengen states are different from permission to reside or work in another country.
Official sources
Sources checked on 10 October 2026. Read the relevant provision together with amendments and the requirements for your case.
Discuss your circumstances
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