Greece's Golden Visa in 2026: how much, where, and what's not allowed
Three investment tiers, a 120 m² minimum, one property only and no Airbnb. What to know before you start.
- €800,000 in Attica, the Municipality of Thessaloniki, Mykonos, Santorini and islands with over 3,100 residents.
- €400,000 in the rest of Greece; €250,000 only for converting a commercial building to residential or restoring a listed building.
- One property only, at least 120 m², and no short-term rentals.
A Golden Visa gives you and your family a Greek residence permit and free movement in the Schengen area. Because short-term rentals are banned, plan for long-term rental income or your own use.
Investment tiers
- €800,000: Attica (Athens and surroundings), the Municipality of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- €400,000: the rest of the country, including the Peloponnese, Evia, Halkidiki and small islands.
- €250,000: only change-of-use projects from commercial to residential, or restoration of listed buildings.
Key rules
The full amount must be in a single property on one title deed, of at least 120 m². You cannot combine several small flats. Under Law 5100/2024, Golden Visa properties may not be used for short-term rentals, and converted buildings cannot return to commercial use for five years.
The steps, in order
- Choose an area and a property that meet the rules.
- Get a Greek tax number (AFM) and open a Greek bank account.
- Have a lawyer check the property: ownership, debts and permits.
- Sign the contract before a notary and pay.
- Apply for the residence permit at the Ministry of Migration.
This is general information, not legal or investment advice. Amounts and rules change, so check them with a lawyer before any decision.
Yavanet will keep updating from official sources.
