Quick answer: The Greece Golden Visa gives non-EU nationals a five-year, renewable residence permit in exchange for a qualifying real-estate investment. In 2026 the minimum is €800,000 in high-demand areas (Attica/Athens, Thessaloniki and major islands), €400,000 in the rest of the country, and €250,000 for converting commercial buildings to residential use or restoring listed heritage properties. The property must usually be at least 120 m² and a single property.

Greece’s Golden Visa remains one of Europe’s most popular residency-by-investment programmes a gateway to the Schengen Area, a foothold in a growing market, and an enviable Mediterranean lifestyle. Here is exactly how it works in 2026, including the higher thresholds and the latest rules investors need to know.

The Golden Visa is a residence-by-investment programme that grants non-EU citizens (and their families) a renewable five-year Greek residence permit when they invest in qualifying real estate. It does not require you to live in Greece, gives visa-free travel across the Schengen Area, and can lead to permanent residency and, eventually, citizenship over a longer horizon.

2026 Investment Thresholds

The minimum investment now depends on the location and type of property:

Key 2026 Rule Changes

Funds from your own account. The investment must be transferred from the investor’s personal account (or a 100%-owned company); a mortgage cannot cover the qualifying amount.

Minimum size of 120 m². Tier 1 and Tier 2 investments must generally be in a property of at least 120 square metres.

Single property. The qualifying amount must be invested in one property, not spread across several.

Short-term rental limits. Properties used for the Golden Visa in high-demand zones face restrictions on short-term (Airbnb-style) letting; long-term leasing remains the reliable income route.

• Any non-EU/EEA national over 18 who makes a qualifying investment can apply. One of the programme’s biggest advantages is generous family inclusion: a single application can cover your spouse or partner, children up to 21, and the parents of both spouses all receiving residence permits linked to the main investor.
• Required Documents
• Valid passport and biometric data
• Proof of the qualifying investment (purchase deed, payment records)
• Private health insurance covering Greece
• Clean criminal record certificate from your country of origin
• Marriage/birth certificates for any family members included (apostilled and translated)
• The Application Process, Step by Step
• Choose and reserve a qualifying property with legal due diligence.
• Obtain an AFM (Greek tax number) and open a Greek bank account.
• Complete the purchase (often remotely, by Power of Attorney) and transfer funds from your own account.
• Collect and prepare all supporting documents (apostilled and translated).
• Submit the Golden Visa application and give biometrics.
• Receive a blue receipt (which already allows Schengen travel) and, in time, the five-year residence card.

In addition to the investment, budget for the government application fee, biometric/processing fees per applicant, legal fees, and the usual property taxes and notary costs covered in our buying guide. Your lawyer will provide an exact, itemised quote based on your family size and property.

Benefits at a Glance

• Five-year, renewable residency with no minimum-stay requirement
• Visa-free travel throughout the Schengen Area
• Whole-family coverage (spouse, children, parents)
• A tangible, income-producing asset in a growing market
• A long-term path toward permanent residency

How Nest Land Handles It End to End

Nest Land manages the whole journey under one roof sourcing a compliant, well-chosen property, handling the purchase remotely, and managing the Golden Visa application through our specialist legal team. After approval, our renovation and management services turn your investment into a hassle-free, income-generating asset.

What is the minimum investment for the Greece Golden Visa in 2026?

€800,000 in high-demand areas (Attica/Athens, Thessaloniki and major islands), €400,000 elsewhere, or €250,000 for commercial-to-residential conversions and heritage restorations.

Do I have to live in Greece to keep the Golden Visa?

No. There is no minimum-stay requirement; the permit remains valid as long as you hold the qualifying investment and renew on schedule.

Can my family be included?

Yes. One application can cover your spouse, children up to 21, and the parents of both spouses.

Does the Golden Visa make me a Greek tax resident?

Not automatically. Holding the visa does not by itself make you a tax resident — that depends on where you actually live and spend your time. See our Golden Visa tax guide.