Understanding the Greece Golden Visa Requirements

The Greek Golden Visa remains one of the most popular residency-by-investment programs in Europe, though recent legislative shifts have significantly altered the entry price. For most high-demand regions, including Athens, Thessaloniki, Mykonos, and Santorini, the minimum real estate investment now sits at €800,000. This higher tier also applies to any island with more than 3,100 residents.

In less-congested areas, the threshold is €400,000, while a €250,000 option remains available specifically for commercial-to-residential conversions or the restoration of listed buildings. Investors should be aware of strict new operational rules. Properties in the high-demand zones must be at least 120 m², and short-term rentals like Airbnb are now strictly prohibited for Golden Visa holders, with potential fines of €50,000 for violations.

Who it affects

This program is designed for non-EU citizens seeking long-term residency and visa-free access to the Schengen Area. It is particularly attractive for families, as the permit covers spouses, children under 21, and parents. While the Golden Visa offers a path to permanent residency without a minimum stay requirement, active digital nomads may find the separate Greece Digital Nomad Visa more accessible if they do not wish to commit significant capital to real estate.

How to apply

The application process typically takes three to four months. Recent reforms aim to clear backlogs and ensure permits are valid for a full five years from the date of issuance rather than backdating them to the application date. To get started, you will need:

• A valid passport and health insurance covering Greece.
• Notarized certificates proving the full investment amount has been paid.
• Proof of no encumbrances on the property from the Land Registry.
• Payment of government fees, including a €2,000 residence permit fee.

Investors must provide biometric data in person in Greece, but much of the initial documentation can be handled via power of attorney. If you are looking for the latest nomad news regarding European residency, keep an eye on evolving documentation rules for property restorations, which were further clarified in early 2026.

Read our full Greece guide for the complete picture.