Is the Greece Golden Visa Still Available in 2026?

01

Who runs the program?

The Ministry of Migration and Asylum grants the permit under article 100 of the Migration Code (Law 5038/2023). The current thresholds were set by Law 5100/2024, art. 64(1) and have applied since 5 April 2024. The ministry's Circular 1/2026 of 21 April 2026 explains how it reads the rules.

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How the investment works

Each threshold applies to a single property, paid in full before you apply (art. 100(3)).

Under the ministry's Circular 240076/Σ.9/2024, Evia counts as an island in the €800,000 band. The 120 m² floor does not apply to plots without a building permit or to the €250,000 routes. Storage and parking in the same building and contract count toward the price but not the floor area.

Ownership. The same minimums apply if a wholly owned company with its seat in Greece or another EU state holds the property, and to long-term leases in composite tourist resorts or timeshares (art. 100(1)(c) and (d)). Co-owners qualify together only as spouses or registered partners; otherwise each share must meet the threshold (art. 100(1)(b)).

Payment. The full price must be paid by crossed bank check, credit transfer or card payment through a provider operating in Greece (art. 100(5)).

The €250,000 routes. A converted or restored property qualifies at €250,000 only once; a later non-EU buyer needs €400,000 or €800,000 (Circular 1/2026, clarification 9). Selling a listed building before the restoration is finished voids the transfer and carries a €150,000 fine (art. 100(7A)). In our view, treat any €250,000 quote for a ready apartment as wrong until shown otherwise.

Letting. Long-term letting is allowed. Short-term letting and subletting are banned, on pain of revocation and a €50,000 fine (art. 100(7) and (7A)). Circular 1/2026 reads "short-term" as lets under 60 days and allows long leases to tourism businesses. The ban does not reach properties bought under the earlier rules.

Non-property routes. Migration Code art. 99 lets the Minister grant a permit for financial investments:

A further €250,000 route funds a company on the National Startup Registry. Your stake is capped at 33%, and the company must add 2 jobs in the first year and keep them for 5 years (Law 5162/2024, art. 44, adding art. 100A). That permit runs for 1 year, then renews for 2 years at a time.

03

How do you apply?

You file with the ministry's one-stop service, and an attorney can act for you under the Code's power-of-attorney rules (Circular 1/2026, clarification 14). Each applicant, children included, gives biometric data at a biometric data center (clarification 15). The permit must be issued within two months of a complete file (art. 100(10)).

The government fee is €2,000 for the investor, or €2,500 on the startup route (Migration Code art. 171(1)(c)). Adult family members pay €150 each and minors nothing (art. 171(1)(b) and (2)(c); decision 95391/2024).

04

How long does the permit last, and do you have to live in Greece?

Five years, and no stay is required. The permit renews for the same term while you keep the investment, and absences do not prevent renewal (art. 100(1) and (4)). It gives no right to work (art. 100(9)). If you sell the property to another non-EU buyer during the permit, the buyer can apply and your permit is revoked (art. 100(8)).

The old-price window for buyers who had paid a deposit or signed a preliminary agreement by 31 August 2024 closed on 30 April 2025 at the latest (Law 5100/2024, art. 64(4)). Permits granted under the old rules still renew while the conditions in force at grant are met (art. 64(3)).

05

Who can the family include?

The investor's family receive permits that expire with the investor's (Migration Code art. 95(2)):

• a spouse or registered partner;
• unmarried children under 21 of the couple or of either spouse or partner, with legal custody;
• the direct ascendants of both spouses or partners;
• adult children of the investor, spouse or partner who lack legal capacity and live with and depend on the investor.

At 21, a child may receive a separate 3-year permit (art. 95(2)).

06

What will the purchase cost in tax?

The property transfer tax is currently 3.09% (3% plus the municipal surcharge). Notary, land registry and legal costs come on top. On 7 September 2026 the Finance Ministry announced a rise to 15.45% (15% plus the surcharge) on purchases of homes by non-EU buyers who are not long-term residents, with exclusions that include ethnic Greeks. The measure covers homes only, not commercial property or land, and the ministry lists it as not yet legislated (2026 measures, p. 38). As at 12 October 2026 we have found no bill.

07

Does the permit lead to citizenship?

Not directly. In our view, until a decision adds this permit to the 7-year route in Citizenship Code art. 5(1), plan on the 12-year route in art. 5(3). Citizenship also needs Greek tax residence, a written exam including Greek at B1 and other conditions (arts 5A, 6(1)(e) and 7(1)). The Code sets no renunciation condition.

08

What should families from Asia and the Gulf check?

Tax residence. The permit needs no stay, but a citizenship application needs tax assessments showing Greek residence for the qualifying years (Citizenship Code art. 6(1)(e)).

Reporting. EU states exchange account data automatically (Directive 2014/107/EU, art. 1(2)). The OECD list of potentially high-risk schemes names no Greek scheme.

Succession. Habitual residence at death decides the governing law unless you choose the law of a nationality (Regulation 650/2012, arts 21(1) and 22(1)).

Home-country rules. A Greek passport would end Chinese nationality for nationals settled abroad (Nationality Law art. 9) and Indonesian citizenship (Law 12/2006 art. 23(a)). Malaysia (art. 24(1)) and Singapore (art. 134(1)(a)) allow deprivation by order. The residence permit alone does not trigger these rules.

For how the prices changed in 2024, see our thresholds analysis.

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