Greece Golden Visa 2026: Real Estate Investment Guide

The Greece Golden Visa program is one of the most direct ways to obtain European residency through real estate investment. As of 2026, the program continues with investment thresholds that vary by region.

Investment Options and Thresholds

With updates made at the end of 2024, Greece has implemented a tiered pricing system based on regions:

• Athens center, Thessaloniki, Mykonos, Santorini: Minimum €800,000 real estate investment
• Other popular regions: Minimum €400,000 real estate investment
• Rural and less developed regions: Minimum €250,000 real estate investment

Application Requirements

• Be from outside the EU/EEA
• Make a real estate investment that meets the set threshold
• Have valid health insurance
• Have a clean criminal record
• Have investment capital acquired through legal means

Program Benefits

• No physical residence requirement
• Free travel in the Schengen area for 90/180 days
• Can include spouse and children under 21
• Eligible for permanent residency application after 5 years
• Opportunity to earn rental income from real estate

Process Steps

1. Property search and selection: Determine suitable property based on region and budget (2-8 weeks)
2. Legal review: Title deed check and contract preparation (2-4 weeks)
3. Purchase and title transfer: Notary procedures and official transfer (2-4 weeks)
4. Residency application: Biometric appointment and document submission (4-12 weeks)

Points to Consider

Real estate investments are subject to market risks. Region selection should be carefully evaluated for both investment return and residential comfort. Tax obligations and annual property taxes, among other additional costs, should be calculated before application.