Greek Golden Visa 2026: What Are My Options?

Golden Visa Updated for 2026: Clearer Rules & Expanded Eligibility

From 2026, Greece's Golden Visa program becomes more flexible and predictable following new rules introduces in late 2025 that unblock thousands of pending applications. The updated framework clearly allows properties under renovation, listed (heritage) buildings, commercial-to-residential conversions, and even land purchases with new construction to qualify, provided specific conditions are met. With clarified documentation requirements, defined investment thresholds, and clear renewal rules, the changes create a smoother, more transparent path to residency for international property investors.

What is the Greek Golden Visa?

The Golden Visa program in Greece is a residency-by-investment program. By purchasing real estate above a certain price in Greece, you are eligible to apply for the Golden Visa, which grants residency, restriction-free Schengen Zone travel in Europe, and family inclusion.

What Changed About the Greek Golden Visa?

For the Attica region (Athens), Regional Units of Thessaloniki, Mykonos, Santorini, and the Greek islands with a population over 3,100 inhabitants, the minimum price for a Golden Visa is now 800,000 Euros. For all other areas of Greece, the minimum price of a property to apply for a Golden Visa is now 400,000 Euros. Another important change is that the property used to obtain a Golden Visa can no longer be used for short-term rentals.

What Are My Options?

If you are an EU resident, you can basically skip this article, as the new legislation is not relevant to you. You can still buy every property you wish, use it the way you wish, and stay in Greece for as long as you wish.If you are a non-EU resident buying a home in Greece, 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 (besides Athens and Thessaloniki) and also to properties on the small Greek islands of fewer than 3,100 residents. You can use this home in Greece as a holiday home or as a permanent home for your retirement, as long as you don't rent it out through platforms like Airbnb or Booking.com.


2. Buy a Property of At Least 800,000 Euros

The 800,000 Euros threshold applies to properties in Athens, Thessaloniki, or one of the Greek islands with more than 3,100 residents. You can use this home in Greece as a holiday home or as a permanent home for your retirement, as long as you don't rent it out through platforms like Airbnb or Booking.com.


3. Buy a Commercial Property of At Least 250,000 Euros, and convert it into a Residential Property

When you invest in specialized real estate that you plan to convert from a commercial property into a residential property, or to restore a registered building, regardless of location or size, you only need to buy 250,000 Euros worth of real estate in Greece.


4. Apply for a Different Visa in Greece

There are other Visas besides the Golden Visa you get with property investment. Some common Visa options are the Startup Golden Visa, the FIP (Financially Independent Person) Visa, and the Digital Nomad Visa.

1. Startup Golden Visa

Greece’s newest Golden Visa grants you residency in Greece if you invest in a Greek startup. Under the new initiative, third-country nationals can apply for a five-year residence permit with a €250,000 investment in a Greek startup. This new Golden Visa was just announced by Kyriakos Mitsotakis, the Prime Minister of Greece, and he plans to start accepting applications in January, 2025.


What are the Requirements for the Startup Golden Visa?


To qualify, you need to acquire shares or equity in a startup in Greece, and you cannot hold more than 33 percent of a company’s total share capital or voting rights. Also, the startup needs to create at least two new jobs within one year of its creation and to keep these jobs for at least five years. If the investment is made with a Greek-established legal entity, the investor needs to be the sole owner of the company. Alternatively, if you invest with a foreign legal entity (from the UK, US, Canada, etc), up to three shareholders can be eligible for the Golden Visa. In these cases, each investor holds at least 33 percent of the company’s shares. Investors can also invest funds into venture capital frameworks, such as equity mutual funds, but for this, the minimum investment to apply for a Visa is 500,000 euros.


When Can I Apply for the Startup Golden Visa?


The program is set to launch on January 1, 2025. The eligible companies are in the national startup register, Elevate Greece. You can find the participating companies here.


How Long Does a Startup Golden Visa Last?


The initial Greek Startup Visa will be for one year, and then it can be renewed every two years as long as the investor still meets the program’s requirements.

2. Financially Independent Person (FIP) Visa


Another popular alternative to the Golden Visa is the Financially Independent Person (FIP) Visa. This visa is designed for individuals who can support themselves financially without working in Greece.


Requirements for the FIP Visa

To qualify for an FIP Visa, applicants must demonstrate:


- A stable monthly income of at least €3,500

- An additional 20% income requirement for a spouse

- An additional 15% for each dependent child

- Proof that the income originates outside Greece


Applicants must also provide proof of accommodation in Greece, which can be either rented or owned property.


Duration of the FIP Visa


The FIP residence permit is initially granted for two years and can be renewed every three years as long as the financial requirements continue to be met.


Unlike the Golden Visa, the FIP visa requires the holder to spend a minimum amount of time in Greece each year.

3. Digital Nomad Visa

Greece has also introduced a Digital Nomad Visa aimed at remote workers who are employed by companies outside Greece or run businesses based abroad.


Requirements for the Digital Nomad Visa


Applicants must:

• - Work remotely for a company registered outside Greece or operate a business abroad

• - Demonstrate a minimum monthly income of €3,500

• - Have valid health insurance

• - Provide proof of accommodation in Greece

Duration of the Digital Nomad Visa

The Digital Nomad Visa is usually granted for one year, with the possibility to extend it into a two-year residence permit if the holder continues to meet the eligibility criteria.


This visa allows professionals to live in Greece while working remotely without participating in the local job market.

Is the Greek Golden Visa Worth It in 2026?

Despite the higher investment thresholds introduced in recent years, the Greek Golden Visa remains one of the most accessible residency-by-investment programs in Europe.


Key advantages include:

• - Residency for the investor and family members

• - Visa-free travel across the Schengen Area

• - No minimum stay requirement to maintain residency

• - The ability to own property in a stable EU real estate market

For investors interested in owning property in Greece –whether as a holiday home, retirement residence, or long-term investment– the Golden Visa program continues to provide a straightforward path to European residency.