Greece's Golden Visa programme has undergone its most significant transformation since its inception in 2013. Two successive legislative reforms — Law 5100/2024 and Law 5275/2026 — have reshaped the investment thresholds, administrative framework and procedural guarantees available to non-EU investors. This guide explains the current rules, the options available, and what every prospective investor must know before proceeding.
What is the Greek Golden Visa?
The Greek Golden Visa is a five-year renewable residence permit granted to non-EU nationals and their families who make a qualifying investment in Greece. It provides the right to reside in Greece and to travel freely within the Schengen Area. After seven years of continuous legal residence, the holder may apply for Greek citizenship and an EU passport under Law 3284/2004.
The programme requires no minimum stay. Investors are not required to live in Greece to maintain their permit, provided the qualifying investment is retained.
Current Investment Thresholds (2026)
Following the reforms introduced by Law 5100/2024, investment thresholds are now structured as follows:
| Investment Route | Location | Minimum | Notes |
|---|---|---|---|
| Real estate — residential | Attica, Thessaloniki, Mykonos, Santorini, islands >3,100 inhabitants | €800,000 | Single property, min 120 sqm |
| Real estate — residential | All other regions | €400,000 | Single property, min 120 sqm |
| Commercial-to-residential conversion | Anywhere in Greece | €250,000 | Single property, no sqm limit |
| Heritage building restoration | Anywhere in Greece | €250,000 | Single property, no sqm limit |
| Qualifying mutual fund | Greece | €350,000 | Greek equities/bonds only |
| Fixed-term bank deposit | Greek bank | €500,000 | 12-month rolling |
| Company capital contribution | Greece | €500,000 | Min 5 employees |
What Law 5275/2026 Changes
Law 5275/2026, which came into force in early 2026, introduced procedural reforms of considerable practical importance:
End of backdating. Law 5275/2026 tightens the connection between the date of investment and the date of application, ending the practice of lodging applications referencing purchases made without strict time limits.
90-day processing guarantee. Competent authorities are now required to process Golden Visa applications within 90 days of submission. This is a statutory obligation — not a target — and represents a significant improvement for investors accustomed to lengthy delays.
Extended renewal grace periods. Investors whose permits are due for renewal now benefit from extended transitional periods, allowing continued Schengen travel without interruption while renewal applications are processed.
Digital application procedures. Law 5275/2026 expands the scope of digital submissions, reducing the number of steps requiring physical presence in Greece.
Who Can Be Included in the Application?
The main applicant may include the following family members under a single residence permit:
Spouse or registered partner · Children under the age of 21 (extendable to 24 for full-time students) · Parents and parents-in-law of both spouses
Each family member receives an individual residence permit tied to the main applicant's investment.
The Role of a Power of Attorney
Because the Golden Visa process involves multiple steps before Greek authorities — tax number registration, bank account opening, property due diligence, notarial execution of the purchase contract, land registry filings and the residence permit application itself — it is standard practice for investors to grant a notarised Power of Attorney to their Greek lawyer.
This allows the entire process to be completed without the investor's repeated physical presence in Greece. The only step that requires the investor's personal attendance is the biometric data appointment for the residence permit card, which can be scheduled at any stage within twelve months of the application submission.
Pathway to Greek Citizenship
After seven years of continuous legal residence in Greece, Golden Visa holders may apply for Greek citizenship under Law 3284/2004. Applicants must demonstrate integration into Greek society, sufficient knowledge of the Greek language and culture, and the absence of criminal convictions.
Greek citizenship confers a European Union passport with visa-free or visa-on-arrival access to over 180 countries, including the United States (Visa Waiver Program), the United Kingdom, Canada, Australia and Japan.
Frequently Asked Questions
Can I rent out my Golden Visa property? Residential long-term rental income is permitted. However, short-term rental through platforms such as Airbnb is prohibited under the current legislation for Golden Visa properties.
Is there a minimum stay requirement? No. Golden Visa holders are not required to reside in or visit Greece to maintain their residence permit, provided the qualifying investment is retained.
Can I work in Greece with a Golden Visa? The Golden Visa does not constitute a work permit. However, the holder may own shares in a Greek company and serve as a non-executive director or board member.
What happens if I sell the property? If the qualifying property is sold while the permit is in force, both the investor's and family members' permits will be revoked. The investor must purchase a new qualifying property before selling the existing one to avoid a gap in residency status.