Greece Golden Visa Cost After the 2024 and 2026 Rules: New Thresholds Explained
Updated
Greece’s Golden Visa property minimums range from €250,000 for qualifying special routes to €800,000 in higher-cost areas. Explore extra costs and the rules to verify before a 2026 purchase.
Greece’s Golden Visa property thresholds under the 2024 reform are €800,000 in designated higher-cost areas and €400,000 elsewhere, with €250,000 routes for qualifying conversions and listed-building restoration. These are investment minimums, not total costs. For a 2026 purchase, confirm the current legislation, property classification, government fees and any transitional provisions before committing funds.
In short
Greece’s Golden Visa property thresholds under the 2024 reform are €800,000 in designated higher-cost areas and €400,000 elsewhere, with €250,000 routes for qualifying conversions and listed-building restoration. These are investment minimums, not total costs. For a 2026 purchase, confirm the current legislation, property classification, government fees and any transitional provisions before committing funds.
What rules should a buyer use when budgeting for 2026?
The starting point is Article 100 of Greece’s Migration Code, Law 5038/2023, as amended by Article 64 of Law 5100/2024. The 2024 amendment established the differentiated property thresholds and special categories explained below.
The distinction between investment value and total acquisition cost is fundamental. A qualifying property purchase must satisfy the applicable investment requirement. Transfer taxes, professional charges, registration expenses and residence-permit costs then require separate budgeting. Buying at the minimum threshold does not mean that the minimum is your complete cash requirement.
2026 verification note: This guide explains the statutory framework established by the official sources cited below. It does not independently verify every subsequent amendment or administrative instruction issued through 2026. Before relying on these thresholds for a transaction, obtain confirmation against the current consolidated Article 100 and the Ministry of Migration and Asylum’s current guidance. The publication year alone should not be treated as evidence of a new “2026 threshold”.
The principal government sources are:
- Law 5038/2023, Government Gazette A΄ 81: the Migration Code, including the investor-residence framework.
- Law 5100/2024, Government Gazette A΄ 49: Article 64 contains the 2024 changes to property-investor residence.
- Ministry of Migration and Asylum: Golden Visa: the official programme information and supporting material.
- Independent Authority for Public Revenue — AADE: the official source for property taxation and tax-administration procedures.
The Gazette texts are the legal reference. Ministry guidance helps explain administration, but a property advertisement, developer statement or agent’s summary does not establish eligibility.
For budgeting purposes, start by identifying the legal category of the proposed investment. Only then should you compare properties or calculate the cash required at completion.
How much must you invest in Greek property?
The 2024 reform created two standard geographical thresholds and retained a lower threshold for narrowly defined property categories. It did not preserve a general €250,000 purchase route throughout Greece.
| Property route under the 2024 framework | Minimum investment | Principal statutory conditions |
|---|---|---|
| Standard purchase in the Region of Attica, the Thessaloniki Regional Unit, Mykonos, Santorini and islands with more than 3,100 inhabitants | €800,000 | Investment in a single property; where the property is built or has a building permit, at least 120 square metres of main premises |
| Standard purchase elsewhere in Greece | €400,000 | Investment in a single property; where the property is built or has a building permit, at least 120 square metres of main premises |
| Qualifying conversion of main premises to residential use | €250,000 | A single property; the change of use must be completed before the residence-permit application |
| Qualifying listed building requiring restoration or reconstruction | €250,000 | A single property; restoration or reconstruction is a condition relevant to the first renewal |
Government source: Article 100 of Law 5038/2023 as amended by Article 64 of Law 5100/2024. Confirm the current consolidated provision before a 2026 commitment.
Why does the exact location matter?
The higher threshold applies to the whole Region of Attica, not merely central Athens or selected prestigious neighbourhoods. Similarly, the statutory reference is to the Thessaloniki Regional Unit rather than an informal description of the city centre.
The island test also matters. The legislation uses a population criterion, so “a smaller Greek island” is not a sufficient legal classification. Your adviser should identify the administrative location and applicable official population basis, rather than relying on marketing terminology.
Can several properties be combined?
Under the standard €400,000 and €800,000 categories, the amended provision requires investment in a single property. A portfolio of lower-priced apartments should therefore not be assumed to qualify simply because the combined purchase price reaches the threshold.
The statutory 120-square-metre requirement concerns main premises. A brochure’s gross area, which may include storage, parking or ancillary space, should not be accepted as proof that the requirement is met.
Ask for a reconciliation between the title, building documentation, floor plans and the area used for immigration eligibility. Where a proposed purchase involves several title units, obtain advice on whether it constitutes the single qualifying property required by the legislation.
Is the €250,000 Greece Golden Visa still available?
The 2024 legislation retained €250,000 routes, but only for qualifying conversion and listed-building cases. A low purchase price, renovation requirement or commercial-property description does not itself establish eligibility.
What qualifies as a conversion?
The relevant statutory category concerns property whose main premises undergo a change of use to residential accommodation. The legislation requires that change of use to be completed before the application for the investor residence permit.
The conversion may be carried out by the seller. Nevertheless, a buyer should distinguish between three different things:
- A contractual promise to convert.
- Physical completion of building works.
- Documented completion of the legally required change of use.
Only treating these as separate due-diligence questions allows the immigration application to be assessed properly. A furnished former office is not necessarily a legally completed residential conversion.
The legislation also addresses industrial buildings under specific conditions. Such a project needs category-specific advice; it should not be treated as interchangeable with an ordinary office-to-residential conversion.
What qualifies as a listed-building investment?
The separate €250,000 category concerns a qualifying listed building requiring restoration or reconstruction, or a qualifying part of such a building. “Old”, “traditional” and “architecturally interesting” are not substitutes for the required legal designation.
Under the amended provision, full restoration or reconstruction is a prerequisite for the first renewal of the investor residence permit. This introduces a substantial budgeting issue: the acquisition price is only one component of the project.
Obtain an independent assessment of the approved works, heritage restrictions, professional appointments and funding needed to complete the restoration. Those costs are project-specific; there is no responsible universal restoration allowance.
Are the special routes available in higher-threshold areas?
The 2024 provision makes these special categories available irrespective of geographical location, subject to their own conditions. Consequently, a qualifying special-category property is assessed differently from a standard residential purchase in the same area.
That is not a general exemption for every renovated Athens apartment. The transaction must satisfy the precise statutory category.
Government source for these distinctions: Article 64 of Law 5100/2024.
What costs sit above the qualifying investment?
A reliable budget separates the qualifying acquisition from taxes, transaction expenses, immigration charges and continuing ownership costs. Government charges should be checked when payable; private professional fees should be obtained as written quotations.
| Cost item | Budgeting treatment | Official source or verification point |
|---|---|---|
| Qualifying property investment | Apply the correct statutory threshold to the qualifying transaction | Current Article 100; Ministry of Migration and Asylum |
| Property transfer tax | AADE states a principal rate of 3% on the taxable property value, with a municipal levy equal to 3% of the principal tax; confirm transaction-specific treatment | AADE property-transfer-tax guidance |
| Any alternative tax treatment, including VAT where relevant | Establish which tax regime applies to the particular transfer; do not assume every property is taxed identically | AADE |
| Notarial and registration charges | Obtain a transaction-specific calculation before signing | Appointed notary; Hellenic Cadastre |
| Legal and technical due diligence | Obtain separate written scopes and quotations | Relevant title, cadastral, planning and building records |
| Residence-permit application charges | Check the current charge for each applicant and application category | Ministry of Migration and Asylum; official e-Paravolo service |
| Residence-card production charges | Check whether a separate charge applies and its current amount | Ministry instructions; official e-Paravolo service |
| Translations, legalisation and supporting documents | Calculate from the documents actually required | Ministry application checklist; relevant Greek consular authority |
| Insurance documentation | Check the applicable residence-permit requirements and obtain a suitable quotation | Ministry application guidance |
| Annual property taxation | Calculate separately from purchase taxes and immigration charges | AADE, including ENFIA guidance |
The official e-Paravolo service is the government payment system for applicable administrative charges. Check both the amount and the payment code: selecting the wrong category can create an administrative problem even where the sum appears plausible.
Why avoid a single “all-in percentage”?
A percentage estimate can obscure major differences between transactions. A completed standard apartment, a commercial conversion and a protected building awaiting restoration do not have comparable cost structures.
The taxable value used for transfer-tax purposes also requires confirmation. It should not automatically be assumed to equal the advertised price or the immigration threshold.
A practical budget should therefore contain separate subtotals for:
- The qualifying purchase.
- Taxes and completion expenses.
- Immigration applications for the household.
- Works and compliance.
- Continuing ownership and renewal obligations.
Do not assume that taxes, furnishings or professional invoices can make up a shortfall in the qualifying property investment. Obtain confirmation that the contractual acquisition itself satisfies the applicable legal requirement.
Who qualifies, and what restrictions affect ownership?
The property-investor route is a residence category for qualifying third-country nationals. Property ownership alone does not replace the immigration application or the supporting-document requirements.
| Requirement or issue | What should be established before proceeding? |
|---|---|
| Applicant category | That the applicant falls within the relevant third-country-national residence framework |
| Entry and immigration position | That the applicant satisfies the applicable lawful-entry and application requirements |
| Ownership structure | That the proposed title and any joint or corporate ownership arrangement satisfy Article 100 |
| Investment amount | That the qualifying acquisition meets the correct geographical or special-category threshold |
| Property documentation | That title, permitted use, main-premises area and any conversion or listed status are properly evidenced |
| Payment evidence | That payment method and documentary evidence meet the statutory requirements |
| Supporting documents | That the current Ministry checklist, including applicable insurance evidence, is satisfied |
| Family applications | That each accompanying relative falls within the statutory family provisions and has the required evidence |
| Continuing compliance | That the investment and any route-specific obligations can be maintained for renewal |
Government sources: Article 100 of Law 5038/2023, its amendments, and the Ministry’s current application guidance.
How long does the permit last?
The statutory investor residence permit is issued for five years and is renewable subject to the applicable conditions. The framework provides that absence from Greece does not, by itself, prevent renewal.
This should not be confused with an unconditional lifetime entitlement. Retaining the qualifying investment and satisfying the relevant continuing requirements remain important. Listed-building investors must also address the restoration condition discussed above.
Residence-permit validity is not an application-processing promise. Do not plan a relocation around an agent’s guaranteed approval date; obtain current procedural information from the competent authority.
Can the property be used for short-term letting?
The 2024 amendment prohibits short-term letting within the sharing economy and subletting of properties used for this investor-residence framework. It also restricts use of qualifying converted properties as a company’s registered office or branch.
These restrictions matter when evaluating projected income. An investment appraisal based on unrestricted holiday letting may be incompatible with the immigration route.
Did the 2024 reform close existing applications?
The reform included transitional arrangements for specified earlier commitments. These were time-limited provisions with evidential conditions, not a permanent alternative to the new thresholds.
A property marketed in 2026 as qualifying under “old rules” therefore requires particular scrutiny. Ask which statutory transition is relied upon, whose transaction satisfied it, what payment evidence exists and whether the relevant completion conditions were met. Do not assume that a seller’s historic eligibility transfers automatically to a new purchaser.
Finally, residence permission, permission to work and tax residence are separate legal questions. The investor permit should not be presented as unrestricted employment authorisation, citizenship or an automatic tax concession.
For a 2026 decision, the essential safeguard is a written, transaction-specific assessment against the current law: which route applies, why the property qualifies, what the complete budget contains, and which obligations continue after approval.
For the wider context, read our full greece golden visa 2026: €250k to €800k zones, costs & process.
How long does the Greece Golden Visa process take?
Greece Golden Visa planning should separate the time needed to complete a qualifying investment from the time needed to obtain the residence permit. Finding a property, checking its legal status, completing the purchase and assembling an immigration file are distinct stages; a property reservation does not start the residence-permit process.
There is no single end-to-end processing time that should be treated as guaranteed. Before committing funds, obtain the competent migration authority’s current submission requirements and ask your advisers to distinguish statutory administrative deadlines from actual appointment and decision times.
The €800,000, €400,000 and special €250,000 property routes discussed below derive from the 2024 legislation. They should not be described as newly introduced “2026 thresholds” without identifying a subsequent amending law. For an application made in 2026, check the current consolidated legislation and Ministry guidance rather than relying on the publication date of a commercial guide.
What happens at each stage?
| Stage | What needs to happen? | How should you assess the duration? |
|---|---|---|
| 1. Confirm the investment route | Establish the applicable location threshold or the precise conditions for a special €250,000 category. | Complete this before paying a non-refundable deposit. Classification questions can require legal and technical investigation; there is no standard government duration for private due diligence. |
| 2. Check the property and funding arrangements | Review ownership, encumbrances, permitted use, floor area and the proposed payment method against the statutory requirements. | Allow for the actual documents required. Do not assume that a seller’s existing file establishes immigration eligibility. |
| 3. Complete the qualifying transaction | Execute the necessary purchase documents and obtain the evidence required for the residence application. | Timing depends on transaction readiness and the relevant registration procedures, not merely on the buyer’s willingness to transfer funds. |
| 4. Assemble and submit the application | Provide the prescribed investment evidence, identity documents, insurance and other supporting documents. | Translations, authentication and missing evidence can affect readiness. Use the Ministry’s current checklist rather than an agent’s historical list. |
| 5. Complete biometric requirements | Attend the required appointment and comply with the authority’s instructions. | Appointment availability is an operational variable. Confirm arrangements with the authority handling the file. |
| 6. Receive the decision and permit | The authority assesses eligibility and completes the residence-permit process. | Do not treat an indicative processing estimate as a guaranteed decision or card-delivery date. |
| 7. Maintain eligibility and renew | Continue to satisfy the investment and other renewal conditions. | The investor residence permit is renewable on a five-year cycle under the Greek framework; renewal is conditional, not automatic. |
These are deliberately not advertised “weeks to approval”. Official legislation can establish procedural obligations without providing a reliable forecast for a particular purchase and application.
A prudent transaction plan should also distinguish property completion, lawful immigration status and possession of a residence card. They are not interchangeable milestones. Before travelling while an application is pending, confirm what the particular application certificate permits, including any restrictions on departure and re-entry.
Tax and stay requirements
Do you have to live in Greece to keep the Golden Visa?
The Greek investor residence framework does not require a minimum annual physical presence to retain and renew the permit. Absences from Greece do not, by themselves, prevent renewal, provided the investment and other legal conditions remain satisfied.
That makes the permit different from a requirement to relocate. Nevertheless, “no minimum stay” does not mean “no ongoing obligations”: ownership, qualifying use, insurance and the conditions applicable to the selected investment category still matter.
Residence-permit renewal should also be distinguished from citizenship. A renewable investor permit does not automatically confer Greek nationality, and an investor should not assume that years spent living abroad satisfy naturalisation requirements.
Does a Golden Visa make you Greek tax resident?
Holding a Greek Golden Visa does not, by itself, determine Greek tax residence. The Independent Authority for Public Revenue, AADE, applies the tax-residence rules separately from immigration eligibility.
Greek domestic rules consider matters including a person’s permanent or principal residence, habitual abode and centre of vital interests. They also contain a physical-presence test involving more than 183 days cumulatively in a twelve-month period, subject to the statutory provisions and exceptions. Counting days is therefore necessary in some cases, but it is not the entire analysis.
A Greek tax resident is generally subject to Greek taxation on worldwide income, subject to applicable law and treaty relief. A non-resident can still have Greek tax obligations arising from Greek-source income or Greek property.
| Situation | What should be reviewed? |
|---|---|
| You hold the permit but principally live elsewhere | Greek non-resident obligations and your continuing tax residence in the other jurisdiction. |
| You spend substantial time in Greece | The day-count rules and the wider domestic tax-residence criteria. |
| You move your family and main personal or economic interests to Greece | Whether Greece has become your centre of vital interests, regardless of a simplistic day-count assumption. |
| Two countries regard you as tax resident | The applicable double-taxation treaty and its residence provisions. |
| You receive rent from the investment property | Greek income-tax reporting, property obligations and whether the letting arrangement is permitted under Golden Visa rules. |
AADE also administers alternative taxation regimes for certain individuals transferring tax residence to Greece. These are separate tax elections with their own eligibility and application requirements, not benefits automatically attached to the Golden Visa.
Obtain cross-border advice before changing your residence pattern or letting the property. Budget for acquisition and continuing property taxation using current AADE guidance; a qualifying investment threshold is not an all-inclusive ownership cost.
How it compares
How does Greece compare with Portugal and Italy?
Portugal’s residence permit for investment activity, commonly called the ARI, and Italy’s Investor Visa are useful comparisons because they offer different investment structures. They should not be presented as equivalent property-purchase schemes.
The figures below are qualifying investment amounts, not total programme costs. Application charges, professional costs, taxes and investment expenses must be checked separately against the relevant official sources.
| Feature | Greece Golden Visa: property route | Portugal ARI | Italy Investor Visa |
|---|---|---|---|
| Named qualifying options | €800,000 or €400,000 standard property routes, depending on location; €250,000 for specified conversion or listed-building categories. | Options include a qualifying €500,000 investment in non-real-estate collective investment undertakings and a €250,000 qualifying cultural contribution. Other statutory routes exist. | €2 million in government bonds, €500,000 in an Italian company, €250,000 in an innovative start-up, or a €1 million philanthropic donation. |
| Is an ordinary property purchase an eligible new investment? | Yes, where the property and transaction satisfy the relevant conditions. | No. An ordinary property purchase is not among the current qualifying ARI investments listed by AIMA. | No. Buying a home is not one of the Investor Visa’s qualifying investment categories. |
| Physical-presence position | No minimum annual stay for investor-permit renewal, provided the legal conditions remain satisfied. | AIMA specifies at least seven days in the first year and fourteen days in subsequent two-year periods. Confirm how this applies to the permit issued. | The official programme explains that investors are exempt from the ordinary continuity-of-stay obligation, subject to maintaining the qualifying investment and complying with programme conditions. |
| Initial permit framework | Five-year renewable investor residence permit. | Use AIMA’s current guidance for permit validity, renewal and appointment procedures. | Two-year investor residence permit, renewable for a further three years if the requirements remain satisfied. |
| Principal investment consideration | Property-specific legal compliance, running costs and restrictions on use. | Fund eligibility and investment risk, or the non-recoverable nature of a contribution. | Business or start-up risk, government-bond exposure, or a non-recoverable donation. |
The lowest headline amount does not identify the most suitable programme. Greece’s €250,000 categories depend on particular property characteristics and compliance steps; Italy’s €250,000 option concerns an innovative start-up, not residential property.
For a family choosing between these routes, compare the intended residence pattern, investment risk, tax position and renewal obligations before comparing administrative charges. None of the programmes should be assessed as a guaranteed route to citizenship.
Common mistakes
Which assumptions can make the investment unsuitable?
Treating €250,000 as the general Greek property threshold. Under the 2024 framework, that amount applies to specified exceptional categories. A conventional residential purchase must be assessed against the applicable standard threshold unless it genuinely qualifies for an exception.
Checking the purchase price but not the property conditions. The €800,000 and €400,000 standard routes include a single-property requirement and, for built property or property with a building permit, a minimum main-space area of 120 square metres. A listing’s advertised area is not a substitute for checking the legally relevant measurement.
Assuming a conversion can be finished after filing. The special conversion category requires the qualifying change to residential use to be completed before submission of the residence application. A developer’s promise of future conversion is not the same as completed compliance.
Overlooking listed-building obligations. The €250,000 listed-building category carries restoration or reconstruction requirements relevant to renewal and disposal. The lower acquisition threshold should not obscure the technical work and continuing legal restrictions.
Modelling unrestricted holiday-let income. The 2024 rules prohibit short-term letting of the relevant Golden Visa properties and subletting. The conversion category also has a restriction on use as a company’s registered office or branch; letting plans need a legal review before they are included in an investment forecast.
Relying on expired transitional arrangements. Transitional provisions protected certain transactions under specified conditions and deadlines. An old reservation, deposit or agent’s assurance is not sufficient evidence that a new application can use a previous threshold.
Confusing permit renewal with tax residence or citizenship. These are separate legal questions, administered under different rules. A residence strategy should address all three explicitly.
Frequently asked questions
What is the minimum Greece Golden Visa property investment?
The 2024 legislation provides standard thresholds of €800,000 and €400,000, depending on location, alongside €250,000 categories for specified conversions and listed buildings. The lowest figure is therefore not a general price for any residential property. Confirm the current law and the property’s category before committing funds.
Where does the €800,000 threshold apply?
The 2024 framework applies the €800,000 threshold to Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants. Other locations fall under the €400,000 standard threshold, subject to the statutory property conditions. Special-category eligibility requires a separate assessment.
Are there separate new thresholds for 2026?
A “2026” label on an article does not establish a legislative change. The thresholds described here originate in the 2024 legislation; any claim of a subsequent change should identify the amending law and Government Gazette publication. Check the current Ministry guidance and consolidated rules for the application date.
Can I buy two properties to reach the standard threshold?
The €800,000 and €400,000 standard routes require the investment to be made in a single property. Do not assume that two independently qualifying titles can be combined simply because their total price exceeds the threshold. Have the proposed legal structure checked before signing.
Does every Golden Visa property need to be 120 square metres?
The 120-square-metre main-space requirement applies under the standard €800,000 and €400,000 provisions for built property or property with a building permit. It should not be indiscriminately applied to the special €250,000 categories. Those categories have their own statutory conditions.
Can I rent out the property?
Long-term letting may be possible, subject to the property’s category and applicable law. The 2024 Golden Visa provisions prohibit short-term letting and subletting of the relevant properties. Obtain advice on the intended tenancy rather than assuming all rental models are permitted.
Is there a guaranteed approval time?
No universal end-to-end duration should be treated as guaranteed. Purchase readiness, documentary compliance, biometric arrangements and the authority’s handling of the application are separate variables. Ask for current official procedural information and avoid making irreversible travel plans around an advertised estimate.
Must I spend 183 days in Greece?
There is no 183-day stay requirement for Golden Visa renewal. The tax-residence rules are separate and include both a day-count test and wider connecting factors. Spending fewer days in Greece does not, by itself, settle every tax-residence question.
Can family members obtain residence permits?
The Greek framework permits qualifying family members to apply under the statutory family provisions. Eligibility depends on the relationship and, where relevant, age and dependency conditions. Check the current definition and required evidence for each applicant rather than assuming all relatives qualify.
Does the investment amount include government fees and taxes?
No. The qualifying investment threshold is distinct from government application charges, acquisition taxes, registration expenses and professional costs. Obtain a current itemised budget and verify government charges against the Ministry’s published requirements.
Can I sell the property after obtaining the permit?
A permit issued on the basis of a property investment does not remove the continuing investment requirement. Selling can affect the residence status supported by that investment, and special-category properties can carry additional restrictions. Review the immigration consequences before agreeing an exit.
Sources
The legislation establishes the legal conditions; administrative pages should be checked again before purchase and submission for current requirements and charges.
- Greek Government Gazette — Law 5100/2024, including Article 64 amending the investor-property framework
- Greek Government Gazette — Law 5038/2023, Immigration Code, including Article 100; read with subsequent amendments
- Greek Ministry of Migration and Asylum — Golden Visa guidance
- Independent Authority for Public Revenue, AADE — Tax residence
- Independent Authority for Public Revenue, AADE — Greeks abroad and non-residents: tax guidance
- Portugal’s Agency for Integration, Migration and Asylum, AIMA — Residence permit for investment activity, Article 90-A
- Italian Ministry of Enterprises and Made in Italy — Investor Visa for Italy
Further official references
Beyond the sources cited in this article, the official government and intergovernmental bodies below publish the primary rules and fees for this area. Always consult them for current figures.
- Portugal — AIMA (Agency for Integration, Migration and Asylum)
- Greece — Ministry of Migration and Asylum
- Spain — Ministerio de Inclusión, Seguridad Social y Migraciones
- Italy — Ministero degli Affari Esteri (Visa Portal)
- UAE — ICP (Federal Authority for Identity & Citizenship)
- Ireland — Department of Justice (Immigration Service)
This page was last reviewed on . Where official figures have changed since publication, the primary source prevails.
See our full editorial disclaimer.
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