Greece runs the only major real-estate-driven Golden Visa left in the EU. After Portugal closed its property route, demand pivoted south — and Greece responded by raising thresholds in prime zones to €800,000 in September 2024, while keeping a €400,000 floor for the rest of the country.
Who this is for: Investors who want a Mediterranean base, a tangible asset, and a Schengen card without relocation pressure.
Investment routes
Athens, Thessaloniki, Mykonos, Santorini, islands >3,100 inhabitants.
Rest of Greece. Single property, min 120m².
Convert commercial to residential, or restore listed buildings.
Greek company shares, bonds, or mutual funds.
Deep dive
The two-tier real estate map
Tier 1 covers Attica (greater Athens), Thessaloniki, Mykonos, Santorini and the islands with more than 3,100 residents — €800,000 minimum, single property, 120m² minimum size. Tier 2 covers everywhere else — €400,000 minimum, also single property, 120m². Commercial-to-residential conversions and listed-building restorations remain at €250,000 anywhere.
Why the Airbnb ban matters
Since 2024, properties acquired under the Golden Visa cannot be offered as short-term rentals. Long-term leases are fine. This shifted the math from yield-driven Airbnb portfolios to lifestyle/long-let properties, and pushed many investors toward the commercial conversion route.
Tax: the €100k flat-tax non-dom regime
Greece offers a non-dom regime where you pay a flat €100,000/year on all foreign-source income for up to 15 years. You need to invest at least €500,000 in Greece (the Golden Visa property qualifies) and not have been a Greek tax resident in 7 of the last 8 years.
In this issue
Greece Golden Visa Cost in 2026 — Full Breakdown
Every euro, dollar and dirham. Government fees, legal fees, recurring costs and the €250,000 headline number for the Greece Golden Visa.
Greece Tax Guide for Golden Visa Holders (2026)
Non-dom flat tax €100k/year. How residency, source rules and special regimes interact for Greece Golden Visa holders.
How to Apply for the Greece Golden Visa — Step-by-Step (2026)
From initial documents to residence card. The realistic 2–6 months Greece Golden Visa application process, end to end.
Greece Golden Visa for Families — Spouse, Children & Parents
Who qualifies as a dependent under the Greece Golden Visa, what each costs, and how schooling and healthcare actually work.
Greece Citizenship Through the Golden Visa — Realistic Timeline
Path to a Greece passport: 7 years. What naturalization actually requires, and the catches the brochures skip.
The honest tradeoffs
- + Zero physical presence required
- + Fastest EU Golden Visa to process
- + Real estate route still fully open
- + Schengen access from day one
- − Tier 1 zones jumped from €500k to €800k in Sept 2024
- − Citizenship requires 7 years + Greek language B1
- − Property cannot be short-term let (Airbnb) since 2024
Frequently asked
Can I rent the property out?+
Long-term leases yes, short-term/Airbnb no — that restriction came in with the 2024 reforms.
Do I have to live in Greece?+
No. Greece has zero minimum stay requirement to maintain Golden Visa residency. You only need to enter once to do biometrics.
When can I sell the property?+
Only after you naturalize, or you'll lose the residency. You can swap it for another qualifying property.