Greece Golden Visa filings fall 44% as the 800,000 euro floor takes effect

Greek Golden Visa applications dropped 44% during the first half of 2026 compared to the same period in 2025, as real estate investment floors reached up to €800,000 ($870,000) across prime regions.

Higher real estate minimums reshape investor demand

Greece restructured its residence-by-investment program on March 31, 2024, moving away from the previous nationwide entry threshold of €250,000 ($272,000). Buyers who placed a 10% deposit by Aug. 31, 2024 were allowed to complete transactions under the earlier limits by the end of 2024, but the higher multi-zone structure took full effect on Sept. 1, 2024.

The statutory framework splits property investments into specific geographic brackets:

• €800,000 ($870,000) in the Attica region, Thessaloniki, Mykonos, Santorini and islands with populations over 3,100.

• €400,000 ($435,000) across all remaining mainland territories and smaller islands.

• €250,000 ($272,000) limited strictly to industrial-to-residential property conversions and historical listed buildings undergoing restoration.

New residence filings fell from 4,553 in the first half of 2025 to 2,551 in the first half of 2026, government figures confirmed. The dip followed an initial 28.5% year-on-year decline recorded in April 2025 and a 49.7% slide by Sept. 2025, according to the Ministry of Migration.

Backlog clearance and routes for remote workers

Immigration offices are using the slowdown in incoming applications to address an administrative backlog built up during the rush to beat previous price deadlines. In 2024, authorities logged more than 9,200 initial filings but issued only 4,536 permits, leaving 12,087 investor cases pending by year's end.

Current permit holders can renew their five-year status under legacy investment sums so long as they retain full property ownership. Aspiring relocators exploring settling in Greece who can't meet the €400,000 ($435,000) or €800,000 ($870,000) real estate thresholds must budget far more capital or shift to the country's digital nomad visa, which relies on proof of remote income rather than property acquisition.