If you are from the US, Canada, the UK, Australia, or another non-EU country, what are your options for buying a home in Greece, and do you even need a Golden Visa to do it?
Contrary to popular belief, you can buy a home in Greece without a Golden Visa. If you are from outside the EU and want to buy here, the purchase itself does not require one. We explain how later in this article.
Golden Visa Updated for 2026
From 2026, Greece's Golden Visa programme is more flexible and predictable, following new rules introduced in late 2025 that unblocked thousands of pending applications. The updated framework clearly allows properties under renovation, listed (heritage) buildings, commercial-to-residential conversions, and land purchases with new construction to qualify, provided certain conditions are met. With clearer documentation requirements, defined investment thresholds, and clear renewal rules, the path to residency is now smoother and more transparent for international buyers.
What is the Greek Golden Visa?
The Golden Visa is a residency-by-investment programme. By buying real estate above a certain value in Greece, you become eligible to apply for the Golden Visa, which grants residency, visa-free Schengen travel, and family inclusion.
What Changed About the Greek Golden Visa?
For Attica (Athens), the Regional Units of Thessaloniki, Mykonos, Santorini, and the Greek islands with a population over 3,100, the minimum property value for a Golden Visa is now 800,000 euros. For all other areas, the minimum is 400,000 euros. Two further points matter. The qualifying property must be at least 120 sqm. And the property used to obtain a Golden Visa can no longer be let on short-term rentals.
What Are My Options?
If you are an EU citizen, you can skip this section. The new legislation does not affect you. You can buy any property you wish, use it as you wish, and stay in Greece as long as you wish. If you are a non-EU buyer, the new Golden Visa minimums apply. You have the following options.
1. Buy a property of at least 400,000 euros
The 400,000 euro threshold applies to properties on the Greek mainland (other than Athens and Thessaloniki), and to the smaller Greek islands with fewer than 3,100 residents. You can use the home as a holiday home or as a permanent home for your retirement, as long as you do not let it on short-term platforms like Airbnb or Booking.com.
2. Buy a property of at least 800,000 euros
The 800,000 euro threshold applies to properties in Athens, Thessaloniki, or one of the Greek islands with more than 3,100 residents. Again, you can use it as a holiday or retirement home, as long as you do not let it short-term.
3. Buy a commercial property of at least 250,000 euros and convert it
If you invest in property that you plan to convert from commercial to residential use, or you restore a registered building, you only need 250,000 euros' worth of real estate, regardless of location or size.
4. Apply for a different visa
There are other visas besides the property-based Golden Visa. The most common are the Startup Golden Visa, the Financially Independent Person (FIP) Visa, and the Digital Nomad Visa.
Other Types of Visas
1. Startup Golden Visa
This option grants residency if you invest in a Greek startup. Introduced under Law 5162/2024 and available from early 2026, it lets non-EU nationals obtain a residence permit with a 250,000 euro investment in a Greek startup. The permit is granted for five years and renewed as long as you continue to meet the requirements.
Requirements: You acquire shares or equity in a Greek startup, and you cannot hold more than 33% of the company's total share capital or voting rights. The startup must create at least two new jobs within one year of its creation and keep them for at least five years. If you invest through a Greek legal entity, you must be the sole owner. If you invest through a foreign legal entity (from the UK, US, Canada, and so on), up to three shareholders can qualify, each holding at least 33% of the shares. You can also invest through venture-capital vehicles such as equity mutual funds, but for these the minimum investment is 500,000 euros.
Eligible companies are listed in the national startup register, Elevate Greece.
2. Financially Independent Person (FIP) Visa
The FIP Visa is for people who can support themselves financially without working in Greece.
Requirements: Applicants must show a stable monthly income of at least 3,500 euros, plus 20% more for a spouse and 15% more for each dependent child. The income must come from outside Greece. You also need proof of accommodation in Greece, whether rented or owned.
Duration: The FIP residence permit is granted for three years and can be renewed for three years at a time, as long as the financial requirements are still met. Unlike the Golden Visa, the FIP Visa requires you to spend a minimum amount of time in Greece each year, generally at least 183 days.
3. Digital Nomad Visa
The Digital Nomad Visa is aimed at remote workers employed by companies outside Greece, or who run businesses based abroad.
Requirements: Applicants must work remotely for a company registered outside Greece or run a business abroad, show a minimum monthly income of 3,500 euros, hold valid health insurance, and provide proof of accommodation in Greece.
Duration: The Digital Nomad Visa is usually granted for one year, with the option to extend it into a two-year residence permit if you continue to meet the criteria. It lets you live in Greece and work remotely without entering the local job market.
Is the Greek Golden Visa Worth It in 2026?
Despite the higher thresholds introduced in recent years, the Greek Golden Visa remains one of the more accessible residency-by-investment programmes in Europe. Its main advantages are residency for the investor and family, visa-free travel across the Schengen Area, no minimum-stay requirement to keep the residency, and the chance to own property in a stable EU market. For anyone interested in owning property in Greece, whether as a holiday home, a retirement residence, or a long-term investment, the Golden Visa remains a straightforward route to European residency.
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