Greece’s Golden Visa remains one of Europe’s most in-demand residence-by-investment routes in 2026 especially for investors who want Schengen mobility, family coverage, and no mandatory residence requirement to keep the permit. What has changed (and what matters most in 2026) is the pricing structure for real estate: Greece now operates a tiered threshold system (€800,000 / €400,000) plus special €250,000 exceptions that can be strategically attractive when structured correctly.

The Greece Golden Visa (residence by investment) grants qualifying non-EU nationals and eligible family members a renewable residence permit (renewable as long as the qualifying investment is maintained).

It is widely used as:

• A Schengen mobility solution (travel within the Schengen Area)
• A second-residency plan for families
• A real estate-driven EU positioning strategy

Greece Golden Visa 2026 real estate thresholds (the core rules)

The headline change: tiered “zones” + minimum size requirement

In 2026, Greece applies minimum investment thresholds by region and, for the €400,000 and €800,000 categories, the property must generally meet a minimum living area of 120 m².

A) €800,000 real estate threshold (high-demand areas)

Applies to high-demand regions including Attica (Athens), Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents (as described in multiple trusted summaries).

Key constraints

• Must be a single property (including rules around co-ownership)
• Minimum 120 m² living area

B) €400,000 real estate threshold (all other regions)

Applies to real estate in all other regions of Greece outside the €800,000 list.

Key constraints

• Must be a single property
• Minimum 120 m² living area

The €250,000 exceptions (still possible in 2026, but not “standard” purchases)

This is where many investors get confused. In 2026, €250,000 is not the general entry price for a normal residential purchase in most prime areas. Instead, €250,000 applies to special real-estate categories (and, separately, to a new startup investment route—more on that below).

€250,000 option #1: conversion of commercial/industrial property into residential

If a non-residential property (e.g., commercial) is purchased and converted into residential use, the minimum acquisition value can be €250,000, and the conversion must be completed before application submission.

€250,000 option #2: restoration of listed / preserved buildings

If the property is listed / preserved and requires restoration, the minimum can be €250,000 (with conditions tied to restoration/compliance).

What “trusted market guides” say about €250,000 in 2026

Immigrant Invest summaries also describe the €400,000/€800,000 structure and reference a €250,000 exception (e.g., renovation-related categories).

Practical takeaway:
If your client’s goal is Athens / Thessaloniki / Mykonos / Santorini, the realistic planning baseline is often €800,000, unless you are intentionally structuring a conversion or listed-building restoration strategy.

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Benefits of Greece Golden Visa (what you can safely sell)

• Visa-free travel within Europe’s Schengen Area
• No requirement to reside in Greece to maintain the residence status (renewal depends on maintaining the investment)
• Family inclusion: spouse, children (commonly under 21), and parents of the main applicant and spouse
• Rental potential (ability to rent out is often marketed; however, see important compliance note below)
• Path to citizenship after 7 years is possible through naturalization, but it requires genuine residence/integration elements (it’s not automatic)

Important compliance note (2026 reality)

EY’s legal/immigration alert summarizes restrictions introduced in 2024 amendments, including constraints on short-term leasing and using the property as a registered business seat/branch, with potential penalties for non-compliance.
This matters because many investors assume “Airbnb income” is always acceptable—your advisory process should explicitly verify the current rules for the exact investment type and timing.

“Updates” that matter in 2026 (beyond property pricing)

A) Alternative investment options (beyond real estate)

• Fixed-term deposit (e.g., €500,000 with a Greek credit institution)
• Capital contributions / funds / bonds
• Greek government bonds and other regulated-market instruments (with thresholds varying by instrument)

These can be attractive for clients who:

• Don’t want property-management complexity
• Prefer financial instruments
• Want diversification

B) The new startup-investment Golden Visa route

By late 2025 into 2026, Greece introduced a startup investment pathway tied to investments (e.g., €250,000) into startups listed/registered on Greece’s startup registry (Elevate Greece), with conditions around the investment and job creation.
For founders/investors, this is a strategic expansion beyond the traditional real-estate focus.

Typical application structure (high-level workflow)

While exact steps vary by case, a standard Golden Visa journey generally looks like:

1. Eligibility & strategy selection (choose route: €800k/€400k property, €250k conversion/restoration, or alternative capital route)
2. Due diligence & documentation (identity, clean record, insurance, proof of investment, etc.)
3. Investment execution (purchase/convert/restore OR capital placement)
4. Residence permit filing and biometrics (process and timing vary by location/backlogs)

Tip for client expectations: processing times can vary materially by region and workload—avoid quoting aggressive timelines unless you can support them with current operational data.

Strategy guide: choosing the right threshold in 2026

If the client wants prime/central locations

• Assume €800,000 budgeting, plus transaction costs.
• Ensure the 120 m² requirement is met where applicable.

If the client wants value + flexibility

• Target €400,000 regions with growth and liquidity potential.
• Still watch the single property and 120 m² constraints.

If the client insists on a €250,000 plan

• Position it correctly as a conversion or listed-building restoration strategy.
• Treat it as a project, not a simple purchase: conversion/restoration must be completed before application submission.

If the client is an entrepreneur/investor (not a property buyer)

• Consider the startup route (where appropriate), understanding it comes with compliance obligations.

Greece Golden Visa in 2026, in one line

In 2026, Greece remains a top-tier European residency option—but the winning strategy depends on whether your client is aiming for prime zones (€800k), secondary regions (€400k), or a structured €250k conversion/restoration route, with compliance managed carefully.

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