The programme, plainly explained
What are the Greek Golden Visa rules in 2026?
In 2026 the Greek Golden Visa grants a five-year renewable residence permit for a property investment of €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the large islands, or €400,000 in the rest of Greece, in one property of at least 120 square metres, under Law 5100/2024, Article 64. There is no minimum stay requirement, and the permit renews as long as you keep the investment.
How the purchase must be financed
The full investment amount must be paid by bank transfer, with the funds arriving from the buyer's own accounts abroad. Cash payment of property in Greece has been banned outright since December 2023 under Law 5073/2023, and every euro of the price is recorded in the notarised deed. A mortgage from a Greek bank cannot be used to reach the qualifying amount: the threshold must be covered by the buyer's own transferred funds.
This matters for planning. The money needs a clean, documentable path from your account to the notary, and source-of-funds checks are part of the process for buyers from most countries. Your bank and your lawyer should agree the transfer route before you commit to a property.
What the permit gives and what it does not
The permit covers residence in Greece and travel in the Schengen area. It does not require you to live in Greece, and time under a Golden Visa does not by itself count toward citizenship, which has its own residence and language requirements. Work as an employee in Greece is not permitted under this permit, though owning and directing a company is treated differently. Family members receive their own permits tied to the same investment.
The restrictions that surprise buyers
The property cannot be offered as a short-term rental. The penalty is €50,000 and revocation of the permit. The 120 square metre minimum applies to the €800,000 and €400,000 tiers, and one property must carry the whole amount, so portfolios of small flats no longer qualify. Whether the 120 square metre floor also binds the €250,000 conversion route is disputed between Greek law firms, so that specific point needs written confirmation from your own lawyer.
Questions buyers actually ask
Do I have to live in Greece to keep the permit?
No. There is no minimum stay requirement. The permit renews every five years as long as the investment is held.
Can I finance the purchase with a Greek mortgage?
Not for the qualifying amount. The threshold must be covered by the buyer's own funds transferred from abroad by bank. Cash payment is banned under Law 5073/2023.
Does the Golden Visa lead to citizenship?
Not by itself. Citizenship has separate requirements, including actual residence and language. The Golden Visa is a residence permit, renewable indefinitely with the investment.
Can I work in Greece with a Golden Visa?
Salaried employment is not permitted under this permit. Owning a business or shares is treated separately. Take advice for your specific case.
Keep reading
- The threshold most pages still get wrong
- Who can be included in the application
- Documents and procedure
See the data before you choose
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