Greece remains one of Europe's most compelling Golden Visa programmes, but it is no longer a simple "buy any property and qualify" route. Your investment threshold depends on the property location, real estate classification and whether the investment meets current programme rules.

Our view: this is a compelling opportunity, but property selection matters more than ever. Savvy investors assess the €250k, €400k and €800k routes before committing capital, and check compliance, rental/usage strategy and exit options early.

Greece Golden Visa
 requirements at a glance

Best for Non-EU investors seeking Greek residence through qualifying property, with Schengen travel flexibility and no relocation requirement.
Minimum investment From €250,000 for selected conversion or restoration property routes.
Standard property routes €400,000 or €800,000 depending on location and property classification.
Property rules The €250,000 threshold applies to specific qualifying property categories, including eligible commercial-to-residential conversions or listed-building restoration/reconstruction projects. Each category has separate eligibility conditions. Standard €400,000 and €800,000 property routes generally require a single qualifying property of at least 120 sqm.
Minimum stay No annual minimum stay requirement to maintain the residence permit.
Family inclusion Eligible family members may include a spouse or partner, children under 21 and parents of the main applicant and spouse, subject to documentation and programme requirements. Unlike other programmes, parents are not required to be financially dependent to be included in an application.
Residence permit Five-year residence permit, renewable while the qualifying investment is maintained.
Rental use Long-term rental may be possible, but short-term rental through Airbnb-style platforms is prohibited for Golden Visa properties.
Best-fit decision The right route depends on location, property type, compliance, rental plan, long-term ownership and family goals.

Note: Securing the Greece Golden Visa via a qualifying real estate investment is the most popular route. This page focuses on the real estate investment paths.

Is the Greece Golden Visa right for you?

The Greece Golden Visa is best suited to investors who want flexible European residency through property, without needing to live in Greece full-time. It is particularly attractive for couples and young families seeking Schengen travel flexibility, a Mediterranean base and a renewable residence permit linked to a tangible asset.

This route may suit you if:

  • You want a flexible European residency without a relocation requirement.
  • You are comfortable investing in qualifying Greek real estate.
  • You want to include eligible family members in the application.
  • You are looking for a renewable five-year residence permit.

Greece or Portugal: which Golden Visa route fits your goals?

Greece may suit you if you want property-backed European residency with no annual minimum stay. Portugal may be a better fit if you prefer a qualifying non-real-estate investment—most commonly a €500,000 fund—and can spend an average of seven days a year there. Portugal Golden Visa programme.

Review my Greece Golden Visa route

Greece Golden Visa investment options in 2026

The investment decision should not be based on headline price alone. The lowest threshold is not always the best route, and not every property qualifies.

Conversion or restoration property From €250,000 Investors seeking to anchor their Golden Visa process to a property at the lowest qualifying entry point. Qualifying studio, 1-bed and 2-bed units in prime areas are popular investments which can offer long-term property yield potential. Must meet strict eligibility rules. Not every €250,000 property qualifies, so legal and property due diligence is critical before purchase.
Standard property outside high-demand areas From €400,000 Investors seeking broader regional property options. Generally requires one qualifying property of at least 120 sqm. Location, title and long-term rental potential should be assessed carefully.
Prime or high-demand areas From €800,000 Investors targeting Athens/Attica, Thessaloniki, Mykonos, Santorini and larger Greek islands. Higher capital requirement. Asset selection, management structure and long-term ownership matter more because the entry cost is materially higher.

Speak to Sable International before you commit to a property route. A compliant Golden Visa strategy starts with the investment threshold, but it should also account for legal checks, rental use, management, renewability and long-term family objectives.

Why invest in Greek property?

Golden Visa eligibility is only one part of the investment decision. For investors comfortable holding real estate over the longer term, Greece combines continued property demand, improving economic fundamentals and the opportunity to hold a tangible European asset that may generate long-term rental income.

01

A property market with continued momentum

Greek residential property prices have continued to rise. Bank of Greece data show apartment prices increased by 8.3% during 2025 (revised data), followed by further year-on-year growth of 5.5% in the second quarter of 2026. Athens apartment prices increased by 5.0% over the same quarter. Past performance does not guarantee future growth, but the figures point to sustained demand for Greek residential property.

02

Improving economic fundamentals

Greece’s economic recovery has created a stronger backdrop for long-term investment. Economic growth is expected to remain above the EU average in 2026, while unemployment has continued to fall and foreign investment into Greece has increased significantly.

For property investors, this is a very different environment from the crisis-era market that defined Greece a decade ago.

03

Strong demand and constrained housing supply

The Bank of Greece continues to identify strong domestic and international demand alongside constraints on the supply of residential property.

For investors, this makes property selection particularly important. Well-located, well-managed residential assets may benefit from these underlying market dynamics, although performance will always vary by property, location and purchase price.

04

Long-term rental potential

A qualifying Golden Visa property may be rented on a long-term basis where programme rules allow, creating the potential for rental income to help offset management, maintenance and other holding costs.

Golden Visa properties cannot be used for short-term Airbnb-style letting, and rental income is never guaranteed, so the intended rental strategy should be assessed before you buy.

05

A tangible asset within an established EU market

Unlike investment routes based solely on financial instruments, the real-estate route gives you ownership of a physical asset in Greece.

Property title, planning permissions, encumbrances, tax implications and Golden Visa eligibility should all be independently checked before purchase. The value lies in owning the right property — not simply one that reaches the required investment threshold.

06

International appeal and long-term optionality

Greece combines a globally recognised lifestyle destination with major cities, established infrastructure and strong connections across Europe and the Mediterranean.

That gives investors options. A property may initially form part of a residency strategy while remaining an asset that can be held, managed and potentially rented over the longer term.

Our view: A Greek property should not be selected simply because it qualifies for a Golden Visa. The stronger strategy is to identify a compliant property that also makes sense to own over the longer term — based on its location, demand, management requirements, rental strategy and your wider family objectives.

Investing in an “anchor property”

For some investors, it can make sense to separate the property that secures their Golden Visa from the home they may eventually want to live in.

We refer to this as an “anchor property” strategy. It is not an official Golden Visa investment category. It is a practical way of thinking about the role your qualifying property needs to play.

01.

Choose the qualifying property for the Golden Visa

The anchor property is selected first for Golden Visa compliance, long-term holdability and sensible property fundamentals.

For investors considering the €250,000 route, this means finding a single property that qualifies under one of the specialist €250,000 categories, such as an eligible commercial-to-residential conversion or qualifying listed-building route. It does not mean that any €250,000 apartment in Athens will qualify.

For some clients, a qualifying conversion property in a well-connected Athens neighbourhood may provide the right balance between the Golden Visa requirements and longer-term investment objectives.

02.

Hold it as a long-term investment

Where permitted, the anchor property can be rented to long-term tenants, helping to offset some of the property’s ongoing management, maintenance and ownership costs.

Short-term rental through platforms such as Airbnb is prohibited for Golden Visa properties, so the rental strategy needs to be considered before the investment is made.

Rental income and capital growth are not guaranteed.

03.

Keep your future home separate

If you later decide to spend more time in Greece or relocate there, the property that suits your family’s lifestyle may be very different from the property that makes sense as your Golden Visa investment.

You could therefore purchase a separate home based on where you want to live, the space you need and your preferred budget.

Provided that this second property is not being relied upon as the qualifying Golden Visa investment, it does not itself need to meet a Golden Visa investment threshold.

Your Golden Visa remains linked to maintaining a qualifying investment. Selling, transferring or restructuring the property that supports your residence permit can have immigration consequences. Before making any change to an anchor property, check the position with your Sable International adviser and the appropriate Greek legal specialist.

Featured Partner

OIKOS Property Developments

Through Sable International's partnership with OIKOS, clients can access selected Greek property opportunities designed for Golden Visa investors. OIKOS brings more than 15 years of experience in property development, property management, hospitality and immigration-linked investment, with more than 2,500 international investors supported to date.

Their portfolio is spread throughout the wider Athens area and includes Golden Visa qualifying investment opportunities, subject to availability which meet due diligence and current programme rules.

The advantage is not just access to property. It is access to a more structured investment pathway, where property selection, management, compliance and Golden Visa suitability can be assessed together.

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    Kifisia Suites

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    • Electrical appliances included
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    • 4% gross rental returns – guaranteed for 3 years
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    Meridia

    From EUR 250k - EUR 276k

    • 3% gross rental returns – guaranteed for 5 years
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    • Floor size 37-57 sqm + average balcony 3-24 sqm
    • Electrical appliances included
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    Oasis Residence

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    • 3% gross rental returns – guaranteed for 4 years
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    • Floor size 40-63 sqm + average balcony 3-15 sqm
    • Electrical appliances included
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    Grove Residence

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    • Electrical appliances included

Why investors choose the Greece Golden Visa

The Greece Golden Visa combines European residence, family flexibility and qualifying Greek real estate in one route. It can offer a Mediterranean base and long-term optionality without requiring you to relocate, but investment performance is not guaranteed and the strongest outcomes depend on selecting the right asset and structure.

European residence and Schengen flexibility Gives you and eligible family members a base in Greece, with visa-free short-stay travel across the Schengen Area, subject to the 90/180-day rules.
No relocation requirement Maintain your current home, career or business while keeping Greek residence available for future plans.
Multi-generational family inclusion Include a spouse or partner, children under 21 and parents of the main applicant and spouse, subject to eligibility and documentation. Parents do not need to prove financial dependence.
Renewable five-year residence Build longer-term continuity by renewing the permit while the qualifying investment is maintained.
Property-backed investment Hold a tangible Greek real estate asset that may support long-term rental income and capital appreciation, depending on the property and market. Returns are not guaranteed.
Mediterranean base Gives your family access to Greece’s culture, climate, education options and quality of life when you choose to spend time there.

Who should be cautious?

The Greece Golden Visa is powerful for the right investor, but it should not be treated as a simple property purchase. Be cautious if:

  • You assume any €250,000 property will qualify.
  • You want to use the property mainly for short-term rentals or Airbnb-style income.
  • You have not assessed legal, tax and property management obligations.
  • You expect guaranteed rental yield or capital growth.
  • You are unsure whether the property meets the current threshold, location and size rules.
  • Your source-of-funds or payment evidence is incomplete.
  • You want citizenship quickly rather than long-term renewable residency.

If any of these apply, take advice before you proceed. The wrong property or threshold can create delays, compliance risk and unnecessary cost.

Step-by-step Greece Golden Visa application journey

Eligibility and route assessment Confirm whether the €250k, €400k or €800k route fits your goals, family circumstances and investment strategy.
Property and legal due diligence Assess the property options, location, ownership structure, title position, rental rules and Golden Visa eligibility.
Purchase and investment completion Complete the qualifying investment through the correct legal and payment process.
Application preparation Prepare identity, family, insurance, property, payment and legal documents.
Submission and biometrics Submit the residence permit application and complete biometric requirements in Greece.
Residence permit approval and renewal planning Receive a five-year renewable residence permit once requirements are met, then maintain the qualifying investment for renewal.

Why Greece Golden Visa applications get delayed

Applications usually slow down when the property strategy or evidence is not prepared properly. Common issues include:

  • The selected property does not meet current Golden Visa rules.
  • The wrong investment threshold is applied.
  • The 120 sqm rule for standard routes is overlooked.
  • Property title, ownership or legal checks reveal issues late in the process.
  • Source-of-funds, payment or transfer evidence is incomplete.
  • Family documentation is missing, inconsistent or not properly prepared.
  • The planned rental strategy conflicts with short-term rental restrictions.

A strong application is not built around the cheapest qualifying property. It is built around a compliant asset, a clean evidence trail and a clear plan for holding, managing and renewing the investment.

How Sable International helps

We do not simply introduce you to Greek property. We help you assess whether the Greece Golden Visa is the right residency-by-investment route, which investment threshold applies, whether the property selected is compliant and how the decision fits your wider cross-border plans.

Sable International combines investment migration, immigration and family mobility expertise with trusted property and legal partners. For investors, that matters: the decision is not only about buying a property. It is about protecting optionality, reducing compliance risk and making a long-term residency decision with confidence.

Eligibility and route selection Assess whether Greece, or another European/global residency route, best fits your goals.
€250k, €400k and €800k pathway review Clarify which investment threshold and property category may best fit your needs and goals.
Property and partner coordination Support access to selected opportunities through partners such as OIKOS, subject to due diligence and availability.
Document and compliance guidance Help prepare the application around identity, family, investment and property evidence.
Legal and property due diligence coordination Coordinate with trusted specialists where local legal, tax or property advice is required.
End-to-end application support Provide an advice-led service from initial assessment through to submission, approval and renewal planning.

Trusted by global families and investors

For decades, Sable International has advised high-net-worth individuals and families on complex cross-border decisions, combining immigration, investment migration and strategic planning expertise under one roof.

Our clients span multiple jurisdictions and industries, but they are united by a common goal: creating greater security, mobility and long-term optionality for themselves and future generations.

Greece Golden Visa FAQs

01What is the Greece Golden Visa?

The Greece Golden Visa is a residency-by-investment programme for non-EU investors who make a qualifying investment in Greece, most commonly through real estate. It provides a renewable Greek residence permit and Schengen short-stay travel flexibility, subject to the programme and Schengen 90/180-day rules.

02What is the minimum investment for the Greece Golden Visa in 2026?

The minimum investment starts from €250,000 for selected conversion or restoration property routes. Standard property routes are generally €400,000 or €800,000 depending on the location and property category.

03Can I still qualify with a €250,000 property investment?

Yes, but only through specific qualifying routes such as selected conversion or restoration properties. Not every €250,000 property qualifies, so eligibility must be checked before purchase.

04What is the difference between the €250k, €400k and €800k routes?

The €250k route is a specialised route for selected properties. The €400k and €800k routes apply to standard property investments depending on location, with higher thresholds in prime or high-demand areas.

05Is there a minimum stay requirement?

No annual minimum stay is required to maintain the Greece Golden Visa residence permit, provided the qualifying investment is maintained and renewal conditions are met.

06Can my family be included?

Yes. Eligible family members may include a spouse or partner, children under 21 and parents of the main applicant and spouse, subject to documentation and programme requirements. Unlike other programmes, parents are not required to be financially dependent to be included on an application.

07Can I rent out my Golden Visa property?

Long-term rental may be possible, subject to legal, tax and property management rules. Short-term rental through Airbnb-style sharing economy platforms is prohibited for properties used for the Golden Visa.

08How long is the Greece Golden Visa valid for?

The residence permit is usually issued for five years and can be renewed while the qualifying investment is maintained.

09Can the Greece Golden Visa lead to citizenship?

The Golden Visa does not provide automatic citizenship. Citizenship may be possible only if the applicant becomes genuinely resident in Greece for a minimum of seven years, and meets the relevant naturalisation, language and integration requirements.

10What causes Greece Golden Visa applications to be delayed?

Common causes include choosing a non-qualifying property, applying the wrong threshold, weak payment or source-of-funds evidence, title issues, incomplete family documents and rental strategies that conflict with programme restrictions.

11Should I choose Greece, Portugal or another European residency route?

Greece may suit investors who want property-backed European residency with no annual stay requirement. The right route depends on your budget, stay plans, citizenship goals, investment preferences and family priorities.

Ready to assess your Greece Golden Visa options?

Your next step is a private, obligation-free consultation to assess whether Greece residency by investment aligns with your goals. Complete the form below and our Residency-by-Investment team will review your investment profile, family circumstances and long-term objectives.

Assess my Greece Golden Visa options

Last reviewed by Sarah Young, Investment Migration Manager, Sable International, in November 2026.

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Disclaimer: Please do not act in reliance on information published or advised without consulting a suitably qualified independent legal or other professional advisor of your own choosing. Sable International will not be liable for any direct, indirect or consequential loss or damage suffered by any person as a result of their use or reliance on any of the advice provided by any one or all of the professional advisors identified by Sable International; loss or damage suffered by any person as a result of changing government legislation; and/or changing rules around immigration and nationality. Obtaining residency and citizenship is at the sole discretion of the government in question and cannot be guaranteed by Sable International.