Golden Visa Greece: Investment Thresholds 2026
Updated under Law 5038/2023 and Law 5100/2024. Choose the route that fits your investment profile and budget.
Key Takeaways
- Investment thresholds are set under Law 5038/2023 and Law 5100/2024 and vary by route and property location.
- The €800,000 threshold applies to Athens, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents.
- A €250,000 special route applies only to specific statutory categories — qualifying change-of-use property or listed-building restoration — with its own conditions.
€250K Real Estate
A special statutory route — not the general property minimum — for qualifying conversion or listed-building restoration anywhere in Greece. Tied to the specific property, with its own legal and timing conditions (see below).
- Commercial or qualifying industrial building to residential conversion
- Listed/heritage building restoration
- Whole country, no minimum area
- Change of use completed before applying (per statutory timing after 5 April 2024)
€400K Real Estate
Standard real estate route covering all Greek regions outside the €800,000 areas — Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population above 3,100 — with single-property and the statutory 120 sq.m. main-space condition.
- Single property, min. 120 sq.m
- Any region outside the €800,000 areas (Attica, Regional Unit of Thessaloniki, Mykonos, Santorini, islands over 3,100 population)
- Residential or commercial
- Long-term rental may be possible subject to applicable law; short-term platform letting (e.g. Airbnb) is prohibited for Golden Visa-linked property
€800K Property Route
Premium properties in the Attica region (Athens, Piraeus, Athens Riviera and surrounding municipalities), the Regional Unit of Thessaloniki, Mykonos, Santorini, and other islands with population above 3,100.
- Single property, min. 120 sq.m
- Attica, Regional Unit of Thessaloniki, Mykonos, Santorini
- Other islands with population above 3,100
- Established long-term rental demand in many prime locations; actual returns vary by asset and lease structure
Financial Investment
Article 99 financial investment residence has category-specific minimums — €350,000, €500,000 or €800,000 depending on the qualifying instrument and its conditions. No real estate purchase required.
- Qualifying funds/AIFs from €350,000
- Company shares, REIC shares, term deposits & government bonds at €500,000
- Listed/traded securities category at €800,000
- No property purchase needed — each category subject to Article 99 conditions
Investment Through Business (Article 97, B.2)
Residence permit for investment through the establishment and operation of a business (B.2): investment of at least €500,000, subject to statutory assessment/approval and applicable economic-development requirements.
- Energy & tourism projects
- Food & beverage, manufacturing
- Logistics & life sciences
- ICT & export-oriented business — subject to statutory review and approval
Threshold Comparison Table
| Feature | €250K | €400K | €800K | Financial |
|---|---|---|---|---|
| Min. Investment | €250,000 | €400,000 | €800,000 | €350,000 / €500,000 / €800,000 by category |
| Property Type | Conversion / Listed | Any (outside prime) | Qualifying property in the €800,000 areas | N/A — Securities |
| Min. Surface | None | 120 sq.m | 120 sq.m | N/A |
| Location | All Greece | Qualifying areas outside the €800,000 category | Attica, Thessaloniki RU, Mykonos, Santorini, islands over 3,100 population | N/A |
| Rental Income | Long-term letting may be possible after conversion; short-term platform letting restricted | Long-term letting may be possible; short-term platform letting restricted | Long-term letting may be possible; short-term platform letting restricted | Dividends / Interest |
See How Greece Compares
Curious how these thresholds stack up against Portugal, Spain, and Italy's residency-by-investment programs? Our side-by-side comparison breaks down cost, speed, and requirements across all four.
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