The programme
How the Greek Golden Visa works, route by route
The Greek Golden Visa is a residence permit for non-EU nationals who invest in Greece, most often by buying property. This page sets out every property route, what the permit gives and what it does not, who can apply and who decides, with the sources for each point.
Sources last checked October 14, 2026Independent legal review pendingGeneral information, not legal advice
In short
You buy one property in Greece at or above the threshold that applies to it, pay the full price through a bank in Greece before you apply, and receive a residence permit valid for five years. It can be renewed every five years for as long as you keep the property. Your close family can be included.
The permit lets you live in Greece, with no minimum stay, and travel to other Schengen countries for short stays. It does not give the right to work as an employee, it does not let you live elsewhere in the EU, and it is not citizenship. Greece has no citizenship by investment.
The property routes and their thresholds
The threshold depends on where the property is and what kind of property it is. One property per application: two cheaper properties cannot be combined to reach the amount.
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High-demand areas
Attica, the regional unit of Thessaloniki, Mykonos, Santorini and islands of more than 3,100 inhabitants
One property of at least 120.00 m² of main areas
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The rest of Greece
Everywhere else, including Patras
One property of at least 120.00 m² of main areas
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Converted to residential use, or a listed building
Anywhere in Greece
No minimum size. A conversion must be made under a permitting act issued on or after April 5, 2024 and completed before you apply; a listed building must be restored before your first renewal.
Storage rooms and parking spaces in the same building and the same deed count toward the value, not toward the size. Co-ownership works only if each share reaches the threshold, or between spouses.
Other investment routes, for completeness
Property is the most common route, not the only one. These routes have their own rules and permit terms; this site does not cover them in detail.
| Route | Minimum | Note |
|---|---|---|
| Greek bank deposit, government bonds, listed securities, real estate investment companies or venture funds | €500,000 | Several variants, each with its own conditions |
| Investment in a registered Greek start-up | €250,000 | A different permit, shorter and renewable, with job conditions |
| Long lease of tourist accommodation, or a timeshare | The property thresholds | Counts at the same amounts as a purchase |
Sources: Law 5038/2023, arts 100 and 100A. Ask a lawyer before relying on any of these routes.
What the permit gives, and what it does not
It gives
- A Greek residence permit for five years
- Renewal every five years while you keep the property
- No minimum stay in Greece
- Short stays in other Schengen countries: up to 90 days in any 180
- Cards for your spouse or partner, children under 21 and both sets of parents
It does not give
- The right to work as an employee in Greece
- The right to live in another EU country
- Citizenship or a passport
- Any guarantee that an application will be approved
- An exemption from tax: where you are tax-resident is a separate question for a tax adviser
Who can apply
Any non-EU national who makes a qualifying investment, under the general conditions of Greek migration law. Citizens of the EU, the EEA and Switzerland do not need the permit: they can live in Greece under EU free movement.
- Public order and security. The application can be refused on public-order or security grounds (Migration Code, art. 8). The official document lists for this permit do not include a criminal-record certificate; your lawyer confirms what your file needs.
- Health insurance. Each applicant needs health cover that meets the legal minimums, for example from a private insurer.
- Legal entry. You may enter Greece visa-free, on a Schengen visa or on another residence permit; a national visa is not required. Your lawyer can also file before you travel.
- Nationality. New applications by Russian and Belarusian nationals, including family members, are suspended under current guidance.
There is no general minimum age for buyers; an adult-age condition applies only where the property was inherited or received as a gift from a parent.
Who decides, and how long it takes
The decision is made by the Greek authorities: the one-stop service of the Decentralised Administration where the property lies, under the programme run by the Ministry of Migration and Asylum. No developer, agent or lawyer can promise an outcome.
The law sets two months from a complete file; the official procedure page says 50 days. In practice, allow several months. At the end of August 2026, 538 investor files were pending in the administration that covers Patras. You can stay in Greece lawfully while a complete application is pending, on the certificate you receive when it is filed.
The programme in numbers
- Investors holding a valid permit
- 34,759data to 31 August 2026
- Family members holding a valid permit
- 66,025data to 31 August 2026
- New investor applications, January to August 2026
- 3,42636% fewer than a year earlier
- Investor files pending where Patras is decided
- 538end of August 2026
Source: Ministry of Migration and Asylum, monthly statistics, Annex B.
What changed recently
Rules change. This is where things stand as of October 13, 2026; we date every update.
| Topic | Status | What it means for you |
|---|---|---|
| 15% transfer tax for non-EU buyers | Announced in September 2026 and included in the Draft State Budget 2027 (tabled 5 October 2026): 15%, or 15.45% with the municipal surcharge, from 1 July 2027. Not law. | If it passes, the tax on a €250,000 purchase would be €38,625 instead of €7,725. How it would treat converted property is unknown. We will update this page when a bill is published. |
| VAT on new buildings | Suspended by law until 31 December 2026; an extension to 2030 is proposed, not yet law. | Whether VAT applies to a given purchase is a question for your lawyer. |
| Ministry guidance | No new investor circular since Circular 1/2026 of 21 April 2026. | Circular 1/2026 remains the main official reading of the rules. |
| Russia and Belarus | New applications, including family members, suspended (Circular 1/2026, clarification 22). | Renewals are not stated as suspended. |
Quick answers
Is the €250,000 Golden Visa still available?
Yes, as of October 13, 2026, for property converted to residential use and for listed buildings, anywhere in Greece. Other properties need €400,000 or €800,000.
Do I have to live in Greece?
No. The current rules set no minimum stay. Living in Greece can matter for tax and, much later, for citizenship.
Does buying the property guarantee the permit?
No. The authorities decide each application, after checking the property, the payment and you.
Can I work in Greece with it?
Not as an employee. The investor permit does not include the right to employment.
Sources
- Law 5038/2023 (Migration Code), art. 100, as replaced by Law 5100/2024, art. 64 (accessed October 13, 2026)
- Joint Ministerial Decision 214926/2025 on supporting documents (Government Gazette B' 6014, 11.11.2025) (accessed October 13, 2026)
- Circular 1/2026 of the Ministry of Migration and Asylum (Prot. 72019, 21.04.2026), on Diavgeia (accessed October 13, 2026)
- mitos.gov.gr: investor residence permit, change of use, initial issue (accessed October 13, 2026)
- Law 5038/2023, art. 8: general conditions, including public order and security (accessed October 13, 2026)
- Law 5038/2023, art. 94: entry and residence of third-country nationals (accessed October 13, 2026)
- Joint Ministerial Decision 133692/2024: minimum health insurance for residence permits (accessed October 13, 2026)
- Ministry of Migration and Asylum, monthly bulletin, Annex B, legal migration (data to 31 August 2026) (accessed October 13, 2026)
- Ministry of National Economy and Finance: Draft State Budget 2027 (tabled 5 October 2026) (accessed October 13, 2026)
- Law 5246/2025, art. 12: suspension of VAT on new buildings to 31 December 2026 (accessed October 13, 2026)
- European Commission: the Schengen area and short stays (90 days in any 180) (accessed October 13, 2026)
See which route may fit you
Six short questions, an informative answer, and nothing to sign. Your result is not a legal opinion; it shows what to ask a lawyer about.