The Greece Golden Visa is widely recognized as one of Europe’s most attractive residency-by-investment programs. Offering immediate access to the Schengen Area, a high quality of life, and a path to citizenship, it remains a top choice for investors worldwide.
However, as of late 2025 and moving into 2026, the program has introduced strict new regulations, price tiers, and usage restrictions. Navigating these changes requires expert guidance to ensure your investment not only secures your visa but also serves as a sound financial asset.
At Sugimoto Visa, we specialize in turning complex immigration challenges into seamless success stories. Here is everything you need to know about obtaining the Greece Golden Visa through property investment in 2026.
🇬🇷 Greece Golden Visa: At a Glance
- Visa name: Greece Golden Visa (officially known as the Permanent Residence Permit for Investors)
- Who is eligible:
- Non-EU/EEA citizens
- Aged 18 or older
- Clean criminal record
- Valid health insurance
- Proof of a legal source of funds for the investment
- Minimum budget:
- €250,000 (for special cases like commercial-to-residential conversions or restoring listed buildings)
- €400,000 (for standard real estate in less populated or regional areas, with property size at least 120 m²)
- €800,000 (for prime real estate in high-demand areas like Athens, Thessaloniki, Mykonos, or Santorini, with property size at least 120 m²)
- Alternative investment options include €500,000 in government bonds or bank deposits, €400,000 in stocks or corporate bonds, or €350,000 in venture capital funds.
- Visa duration: 5 years (Renewable)
- Application fee: €2,000 per adult applicant
What is the Greece Golden Visa?
The Greek Golden Visa is a residence-by-investment program that allows non-EU/EEA citizens to obtain a 5-year renewable residence permit in Greece.
Key Highlights:
- Schengen Access: Visa-free travel to 29 European countries (Schengen Zone).
- No Minimum Stay: You are not required to live in Greece to maintain your residency.
- Family Inclusion: Include your spouse, children (up to age 21), and parents of both spouses in a single application.
- Path to Citizenship: Eligible for Greek citizenship after 7 years of residency (subject to physical presence and language requirements).
New Investment Rules & Price Tiers (2026)
The Greek government has implemented a tiered investment system to balance the real estate market. The minimum investment now depends heavily on the location and type of the property.
1. The “High-Demand” Zone – €800,000
For properties located in areas with high housing pressure, the minimum investment threshold has increased to €800,000.
- Locations: The entire Administrative Region of Attica (including Athens & Piraeus), Thessaloniki, Mykonos, Santorini, and any island with a population exceeding 3,100 inhabitants.
- Requirement: Investment must be in a single property with a minimum surface area of 120 square meters.
2. The “Standard” Zone – €400,000
For all other areas in Greece (the mainland and smaller islands), the minimum investment is €400,000.
- Requirement: Investment must be in a single property with a minimum surface area of 120 square meters.
3. The “Smart Investment” Opportunity – €250,000
This is currently the most attractive option for savvy investors. The government has maintained the original €250,000 threshold for two specific categories of property, regardless of location or size.
- Commercial-to-Residential Conversion: You can purchase a commercial property (e.g., office, industrial) for €250,000, provided it is converted to residential use. The conversion must be completed before submitting your visa application.
- Restoration of Listed Buildings: Purchase of a property of historical or cultural interest that requires restoration.
Why this matters: This path allows you to invest a lower amount (even in Athens) and is exempt from the 120 sqm size restriction, offering a flexible and cost-effective route to residency.
🚩 Important Usage Restrictions (No Airbnb)
Under the new Law 5100/2024, significant restrictions apply to how Golden Visa properties can be used:
- Short-Term Rentals Banned: Properties acquired for the Golden Visa are strictly prohibited from being rented out on a short-term basis (e.g., Airbnb, Booking.com) or sublet.
- Business Use Banned: The property cannot be used as a registered headquarters or branch for a business.
- Long-Term Rentals Allowed: You are permitted (and encouraged) to rent the property out on a long-term lease, providing a steady stream of passive income in Euros.
Violating these rules can result in the revocation of the residence permit and a fine of €50,000.
Eligibility Requirements
To qualify for the Greece Golden Visa, you must:
- Be a non-EU/EEA national
- Be at least 18 years of age
- Have a clean criminal record
- Hold medical insurance covering you in Greece
- Prove that the investment funds originate from legitimate sources
Pathway to Greek Citizenship via Golden Visa
Apply for Golden Visa
Invest at least €250,000 in real estate or alternatives like bonds (€500,000). Submit documents (proof of funds, criminal record, and health insurance). Processing: 2-6 months; one visit for biometrics.
Maintain Residence Permit
Get a 5-year renewable permit (no minimum stay required). Keep investment intact; renew indefinitely without residency mandates.
Build Residency for Naturalization
Live in Greece for 7 continuous years. Demonstrate integration; limit absences to maintain eligibility.
Meet Citizenship Criteria
Prove a clean record, financial stability, and integration. Pass the Greek language and civics tests.
Apply and Get Approved
Apply after 7 years (€550-700 fee). Attend interview; processing: 2-3 years. Dual citizenship allowed.
Finalize Citizenship
Upon approval, obtain a Greek passport (€84.40) and ID card.
The Application Process with Sugimoto Visa
We simplify the journey into clear, manageable steps:
- Consultation & Assessment: We analyze your goals and verify your eligibility.
- Property Selection: Based on your budget (Tier 1, 2, or 3), we help identify compliant properties.
- Legal Due Diligence & Purchase: Our legal partners ensure the property is free of debts and the transaction is secure.
- Visa Application: We compile all necessary documents (Power of Attorney, contracts, insurance) and submit the application.
- Biometrics: You must visit Greece once to provide biometric data (fingerprints).
- Approval & Residency: Once approved, you receive your Golden Visa residence card.
✅ Why Choose Sugimoto Visa?
Navigating the new 2025 regulations requires precision. A mistake in property selection, such as purchasing a commercial unit without completing the necessary conversion, can result in visa rejection.
At Sugimoto Visa, we provide more than just paperwork; we offer a strategy. Whether you are looking for a luxury home in Athens or a smart investment opportunity to minimize costs, our team ensures that every box is checked.
- Tailored Solutions: Personalized investment plans based on the latest laws.
- Expert Support: Access to trusted real estate and legal professionals in Greece.
- Transparency: Honest guidance on costs, taxes, and timelines.
Ready to start your European journey? Contact us today for a consultation and let us help you secure your future in Greece.
FAQs
The threshold starts at €250,000 for real estate in low-density areas or conversions, €400,000 in rural regions (minimum 120 sqm), and €800,000 in high-demand areas like Athens; alternatives include €250,000 in startups or funds, or €400,000 in bonds/leasing.
Non-EU citizens over 18 with a clean criminal record, valid health insurance, and proof of legal funds source; no prior Schengen bans or public health risks.
Yes, it covers spouses, children under 21 (or 24 if full-time students), and dependent parents/parents-in-law, all receiving the same residence rights.
It provides a 5-year renewable residence permit with no minimum stay requirement, Schengen Area visa-free travel, access to Greek healthcare/education, and a path to citizenship after 7 years.
Processing typically takes 2-6 months, with some sources noting up to 60 days for initial approval, depending on the completeness of documents and location.
