Can I rent out my Greek Golden Visa property?

Long-term rentals are permitted for Greek Golden Visa properties and typically generate 4-10% annual yields. However, short-term rentals (Airbnb, vacation rentals) are strictly prohibited for all Golden Visa properties under regulations implemented August 2024, with violations resulting in €50,000 fines and potential permit revocation.

Can I travel freely in Europe with Greek Golden Visa?

Yes, Greek Golden Visa provides visa-free travel throughout all 27 Schengen Area countries without additional visa requirements. Holders can stay up to 90 days in any 180-day period in other Schengen countries while maintaining their Greek residency status. This includes access to countries like France, Germany, Spain, Italy, and Portugal.

What is the minimum property size for Greek Golden Visa?

Greek Golden Visa Zone A and Zone B properties require minimum 120 square meters for single property purchases under 2026 regulations. Multiple smaller properties cannot be combined to meet investment thresholds. Zone C properties (commercial conversions and heritage buildings) have no minimum size restrictions and can be located anywhere in Greece.

What happens if I sell my Greek Golden Visa property?

Selling your Greek Golden Visa qualifying property results in immediate permit cancellation. The investment must be maintained continuously throughout your residency period and all 5-year renewals. However, you can upgrade to a higher-value property or switch to alternative qualifying investments (bonds, deposits, funds) while maintaining program compliance and residency status.

Can I work in Greece with Golden Visa?

Greek Golden Visa does not automatically provide work authorization for employment. Holders need separate work permits to be employed by Greek companies. However, you can establish businesses, invest in Greek companies, and engage in self-employment activities without restrictions. Full work rights throughout the EU are granted after obtaining Greek citizenship (7 years).

Is Greek real estate a good investment in 2026?

Greek real estate shows strong fundamentals in 2026 with 7.8% annual price increases recorded in Q3 2024 and 71.1% cumulative growth in Athens since 2017. Foreign investment reached €3 billion in 2023 with 8% year-over-year growth. Tourism recovery exceeding pre-pandemic levels by 12.3% (€20.5 billion revenue) and GDP growth projections of 2.1-2.3% support continued appreciation potential.

What documents do I need for Greek Golden Visa application?

Greek Golden Visa application requires: valid passport with Greek national visa, comprehensive health insurance coverage, clean criminal background certificates from all countries of residence (apostilled), complete investment documentation with notarized purchase agreements, Greek Non-Resident Tax Number (AFM), proof of funds, and all documents officially translated to Greek by certified translators.

How does Greek Golden Visa renewal work?

Greek Golden Visa renewal occurs every 5 years requiring: continuous ownership of qualifying investment, valid comprehensive health insurance, updated documentation, clean criminal record, and payment of renewal fees. The renewal process is straightforward as long as investment compliance is maintained throughout the period and no legal issues arise.

Should I hire a lawyer for Greek Golden Visa application?

Professional legal assistance is highly recommended for Greek Golden Visa applications due to complex documentation requirements, property due diligence needs, zone-specific regulations implemented in 2024, tax optimization opportunities, and ongoing compliance management. Experienced immigration law firms like Harvey Law Group provide comprehensive support from property selection to permit approval and renewal guidance.

Greek Golden Visa New Regulations, Investment Guide 2026

About the Author

Jean-François Harvey

Mr. Harvey is recognized internationally as an expert in immigration law, and he brings a wealth of experience in providing comprehensive immigration law services to corporations and high net worth individuals. Mr. Harvey also brings extensive experience in commercial legal matters, including many high-value due diligence and merger and acquisition activities for a broad range of international and multinational industries. hklawsoc.org.hk

What Are the New Greek Golden Visa Regulations for 2026?

The Greek Golden Visa program, a leading residency by investment scheme in Europe, continues to attract wealthy non-EU nationals seeking to obtain residence in Greece through real estate investment. Following significant regulatory updates implemented in August 2024, the program now operates under a sophisticated three-zone system with investment thresholds ranging from EUR 250,000 to EUR 800,000. These greece golden visa new rules have created both challenges and opportunities for prospective investors looking to capitalise on the greece golden visa program opportunity.

Originally launched in 2013 with a minimum greece golden visa minimum investment of EUR 250,000, the greece residency visa program has evolved significantly. The latest changes, effective since August 31, 2024, represent the most substantial reform since the program’s inception, establishing zone-based investment requirements that reflect local market conditions and government policy objectives.

In this article we will breakdown those the Greek Golden Visa New Regulations.

What Changed in the Greek Golden Visa Program in 2026?

Greek Golden Visa program increases minimum investment amount for residency: From €250,000 to €800,000 in premium zones
New investment thresholds vary by location: Three distinct zones with different minimum investment amounts
Prime locations (Zone A) require the highest investment: €800,000 minimum in Athens, Thessaloniki, and major islands
Zone B offers balanced opportunities: €400,000 minimum investment in regional areas
Zone C maintains affordability: €250,000 minimum investment for specific conversion projects
Record application numbers: 9,289 applications received in 2024, representing 10% annual growth
Enhanced family benefits: Extended dependent age limits and same-sex couple inclusion

What Are the New Greek Golden Visa Investment Requirements?

Under the golden visa greece law implemented in August 2024, the Greek Investment Visa Program has undergone comprehensive restructuring. The new rules establish three distinct geographical zones, each with specific investment thresholds and property requirements designed to balance foreign investment attraction with local housing market protection.

How Much Does Greek Golden Visa Cost in Zone A (Athens & Islands)?

Zone A encompasses Greece’s most prestigious locations, including the entire Administrative Region of Attica (Athens and Piraeus), Greater Thessaloniki, and popular islands such as Mykonos and Santorini. To invest in Greece for residency in these prime areas, investors must now meet a minimum investment threshold of EUR 800,000.

This substantial increase from the previous EUR 250,000 requirement reflects the premium real estate values and high demand in these coveted destinations. Greece golden visa real estate investments in Zone A now require single property purchases of minimum 120 square meters, eliminating the previous option to combine multiple smaller properties.

The Zone A designation also includes all Greek islands with populations exceeding 3,100 inhabitants, ensuring that popular tourist destinations maintain elevated investment requirements to manage foreign investment flows effectively.

What Is the Investment Amount for Greek Golden Visa Zone B?

Zone B represents a strategic middle ground for investors seeking greece golden visa requirements that balance accessibility with location quality. These areas require investment amounts ranging from EUR 400,000, covering all Greek regions outside Zone A classifications.

Zone B locations offer compelling value propositions with the same 120 square meter minimum property requirement while providing access to emerging markets with strong growth potential. These regions often feature lower property prices compared to Zone A areas, allowing investors to acquire larger properties or multiple units within the investment threshold.

Harvey Law Group emphasises that Zone B areas present excellent opportunities for investors seeking EU residency without the premium pricing associated with Athens or major islands, while still maintaining strong rental income potential and property appreciation prospects.

Can You Still Get Greek Golden Visa for €250,000 in Zone C?

Zone C preserves the original EUR 250,000 investment threshold, offering the most accessible entry point to the greece investor visa program. However, this category applies exclusively to commercial-to-residential property conversions and restoration of listed buildings with historical or cultural significance.

Unlike Zones A and B, Zone C investments impose no size restrictions and can be located anywhere throughout Greece. This category supports Greece’s cultural preservation objectives while maintaining an affordable pathway for investors interested in heritage restoration projects.

The Zone C option particularly appeals to investors with interests in architectural restoration and cultural preservation, offering unique investment opportunities that contribute to Greece’s historical conservation efforts while securing EU residency.

What Benefits Do Greek Golden Visa Holders Receive in 2026?

The regulatory framework governing documentation requirements, processing times, and residency obligations remains largely unchanged, ensuring continuity for existing Golden Visa holders. However, several enhancements have improved the program’s attractiveness for international families.

The greece citizenship by investment 2024 pathway maintains its seven-year timeline, though investors must now demonstrate stronger integration requirements, including Greek language proficiency at B1 level and comprehensive knowledge of Greek history and culture.

Family inclusion benefits have expanded significantly, with the program now accommodating same-sex couples following Greece’s marriage equality legislation in February 2024. The program continues to allow three generations of dependents – the investor’s spouse, children under 21 (extended to 24 with annual renewals), and parents of both the investor and spouse – to enjoy the benefits of Greek residence.

Processing times currently range from 4-12 months, though significant backlogs have affected overall efficiency. The Ministry received 9,289 applications in 2024 but processed only 1,617 permits, creating a backlog approaching 50,000 pending cases. However, digital modernisation initiatives are expected to improve processing efficiency throughout 2025.

What Investment Options Qualify for Greek Golden Visa Besides Real Estate?

Beyond traditional greece golden visa real estate investments, the program offers diverse qualifying investment categories to accommodate different investor preferences and risk profiles.

Financial investment options include EUR 500,000 fixed-term bank deposits in Greek credit institutions with minimum one-year terms, and Greek government bonds requiring EUR 500,000 investment with minimum three-year maturity periods.

Corporate investment opportunities allow EUR 800,000 investments in Greek government or corporate bonds traded on regulated markets, while mutual fund investments of EUR 350,000 must focus exclusively on Greek equities, corporate bonds, or government securities.

Tourism sector investments through 10-year hotel lease agreements range from EUR 250,000 to EUR 500,000 depending on location zones, offering operational involvement opportunities alongside residency benefits.

Alternative investment funds dedicated to Greek real estate require EUR 350,000 minimum investments, providing portfolio diversification while maintaining Golden Visa compliance.

What Tax Benefits Does the Greek Golden Visa Offer?

Greek Golden Visa holders enjoy substantial tax advantages, particularly through the non-domicile tax regime offering EUR 100,000 flat annual tax on global income for qualifying investors. This regime applies to individuals who were not Greek tax residents for the previous seven years and maintain EUR 500,000+ investments.

Pensioner benefits include 7% flat tax rates on foreign pension income for the first 15 years of Greek residency, providing substantial savings for retirees seeking European residency. Family members can join the non-domicile regime for additional EUR 20,000 annual payments per person.

Property tax benefits include 24% VAT exemptions for new properties and 3% transfer tax rates, while insured properties under EUR 500,000 value receive 20% property tax discounts.

Is Greek Real Estate a Good Investment for Golden Visa in 2026?

Greek real estate markets continue demonstrating robust performance with 7.8% annual price increases in Q3 2024 and seven consecutive years of growth totaling 71.1% in the Athens region since 2017. Foreign investment reached EUR 3 billion in 2023, representing record levels with 8% year-over-year increases.

Tourism recovery drives market fundamentals with EUR 20.5 billion revenue in 2023 exceeding pre-pandemic levels by 12.3%. GDP growth projections of 2.1% for 2025 and 2.3% for 2026 support continued property appreciation and rental income potential.

Regional investment opportunities vary significantly, with Athens central properties averaging EUR 1,485 per square meter compared to EUR 1,000-EUR 1,500 per square meter in Northern and Southern Aegean islands. Rental yields typically range 4-6% in major cities with tourist areas generating up to 10% returns.

How Does Greek Golden Visa Compare to Other European Programs?

Greece maintains competitive advantages within the European investment migration landscape despite recent threshold increases. Cyprus offers permanent residency for EUR 300,000 with 2-4 month processing times, while Malta requires EUR 300,000 plus fees for permanent status with 6-8 month timelines.

Portugal eliminated real estate investments in 2023, now requiring EUR 250,000-EUR 500,000 fund or cultural investments with processing delays exceeding 24 months. Spain removed real estate options in April 2024, requiring EUR 1,000,000 bank deposits with 2-3 month processing.

These market changes strengthen Greece’s relative positioning for investors seeking EU residency through real estate investment, particularly given Greece’s unique combination of affordability, family inclusion, and residency flexibility.

Should You Apply for Greek Golden Visa in 2025?

Investing in Greece for residency through the Golden Visa program continues presenting attractive opportunities for individuals and families seeking to establish European residency. Whether pursuing the vibrant urban lifestyle of Athens, the investment potential of regional markets, or the cultural significance of heritage restoration projects, Greece offers diverse and compelling options across all investment tiers.

The new regulation of the Greek Golden visa have created a more sophisticated program structure that better reflects market realities while preserving accessibility through multiple investment pathways. Harvey Law Group’s expertise becomes particularly valuable given the increased regulatory complexity and documentation requirements that demand professional navigation.

For investors seeking EU residency with flexibility, comprehensive family benefits, and strong investment appreciation potential, the Greek Golden Visa program remains one of Europe’s most compelling residency by investment opportunities.

Greek Golden Visa New Regulations: Frequently Asked Questions 2026

What are the new Greek Golden Visa regulations for 2026?

The Greek Golden Visa new regulations implemented in August 2024 established a three-zone system with varying investment thresholds: €250,000 for Zone C (commercial conversions and heritage buildings), €400,000 for Zone B (regional areas), and €800,000 for Zone A (Athens, Thessaloniki, Mykonos, Santorini, and major islands). These Greek Golden Visa changes replaced the previous flat €250,000 requirement nationwide.

How much does Greek Golden Visa cost in 2026?

Greek Golden Visa costs vary by location zone in 2026: Zone A (Athens, Thessaloniki, major islands) requires €800,000 minimum investment, Zone B (regional areas) requires €400,000, and Zone C (heritage conversions) maintains €250,000. Additional costs include €2,000 processing fees for main applicants, €150 for family members over 21, and property-related expenses including transfer taxes and legal fees.

Which Greek areas require €800,000 for Golden Visa?

Greek Golden Visa Zone A areas requiring €800,000 investment include the entire Administrative Region of Attica (Athens and Piraeus), Greater Thessaloniki municipality, Mykonos, Santorini, and all Greek islands with populations exceeding 3,100 inhabitants. These premium locations represent Greece’s highest-demand real estate markets.

Can I still get Greek Golden Visa for €250,000 in 2026?

Yes, Greek Golden Visa is still available for €250,000 in Zone C areas through commercial-to-residential property conversions and restoration of listed heritage buildings. Zone C has no size restrictions and can be located anywhere in Greece, making it the most affordable Greek Golden Visa pathway in 2026.

How long does Greek Golden Visa take to process in 2026?

Greek Golden Visa processing takes 4-12 months in 2026, though significant backlogs persist with approximately 50,000 pending cases. Digital modernization initiatives launched in 2025 are improving efficiency. The Greek Ministry processed 1,617 permits from 9,289 applications received in 2024, but 2026 processing speeds are expected to improve.

Does Greek Golden Visa include family members?

Yes, Greek Golden Visa includes comprehensive family benefits with no additional investment required: spouse (including same-sex couples since February 2024), children under 21 (extendable to 24 with annual renewals), and parents of both the main applicant and spouse. Three generations can obtain Greek residency through a single investment.

Do I need to live in Greece with Golden Visa?

No, Greek Golden Visa has zero minimum residency requirements for maintaining the permit. You can live anywhere in the world while keeping your Greek and EU residency status. The permit renews every 5 years as long as you maintain the qualifying investment, making it one of Europe’s most flexible residency programs.

Can Greek Golden Visa lead to citizenship?

Yes, Greek Golden Visa holders can apply for citizenship after 7 consecutive years of legal residency with minimum 183 days annually in Greece. Requirements include Greek language proficiency at B1 level and passing integration examinations covering Greek history, culture, and politics. Absences cannot exceed 10 months in any 5-year period.

What tax benefits does Greek Golden Visa offer?

Greek Golden Visa provides access to the non-domicile tax regime with €100,000 flat annual tax on global income for qualifying investors (those not Greek tax residents in the previous 7 years with €500,000+ investments). Pensioners enjoy 7% flat tax on foreign pension income for 15 years. Property tax benefits include 24% VAT exemptions for new properties and 3% transfer tax rates.

What investments qualify for Greek Golden Visa besides real estate?

Greek Golden Visa alternative investments in 2026 include: €500,000 bank deposits (1-year minimum term), €500,000 Greek government bonds (3-year minimum), €800,000 corporate bonds, €350,000 mutual funds focused on Greek securities, €350,000 real estate investment funds, and €250,000-€500,000 tourism sector investments through 10-year hotel lease agreements.

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