Buying a home in Greece doesn’t automatically grant you residency – but if you meet certain criteria, you can apply for a golden visa, Greece’s residency-by-investment programme. This guide explains how the Greek golden visa works in 2026.
Owning property in Greece doesn’t automatically mean you can move there full-time – but it can open the door. Greece’s golden visa programme allows non-EU buyers to obtain a five-year renewable residency by investing in qualifying real estate. With some key updates taking effect in late 2024, it’s important to know the new thresholds, locations and eligibility criteria before you buy.
Buying property in Greece does not, by itself, grant residency. Non-EU owners without a permit are still limited to 90 days in any 180 under Schengen rules. To live in Greece long-term, you need a separate residency route – most commonly the Golden Visa, which requires a qualifying investment of €250,000 to €800,000 depending on location and property type.
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Contents
How can you gain residency in Greece by buying property?
The golden visa is Greece’s residency-by-investment scheme, aimed at non-EU citizens who want to live or invest in the country. By purchasing eligible property, you can apply for a five-year residency permit – which can be renewed indefinitely as long as the property is held.
Introduced in 2013, the scheme has become one of Europe’s most attractive options thanks to its relatively low minimum investment, quick and easy application process and lifestyle benefits including visa-free travel to the Schengen Area.
Changes implemented in September 2024, raised the investment thresholds in certain high-demand areas. This is to prioritise local housing availability and regulate short-term lets. A February 2026 overhaul of Greece’s immigration code (Law 5275/2026) changed some application procedures but left the investment thresholds unchanged.
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Where and how much do you need to invest?
The minimum investment depends on the location and type of property. Here’s a breakdown:
| Location or property type | Minimum spend | Notes |
|---|---|---|
| Attica Administrative Region (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, including Crete | €800,000 | Applies to all properties in these high-demand areas |
| Rest of Greece | €400,000 | Most towns and islands outside the hotspots |
| Renovation or conversion of listed/commercial property | €250,000 | Eligible if restoring or converting a designated property. No 120 m² minimum and no location restriction, unlike the other two tiers. |
It’s also possible to gain a golden visa by investing in Greek businesses, buying government bonds or committing to long-term commercial leases. However, real estate remains the most accessible route.
Note that properties purchased through the scheme cannot be used for short-term rentals such as Airbnb. Speak to a qualified lawyer to clarify whether a particular property qualifies.
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Benefits of the Greek golden visa
Once approved, your residency permit offers several advantages:
- You can include your spouse or registered partner, unmarried children under 21, and the dependent parents of both you and your spouse
- You have the right to live in Greece, but you’re not obliged to
- You can travel visa-free across the Schengen Zone
- You’re allowed to buy more property or invest further in Greece
- Access to public healthcare and education in Greece
- After seven years, you may apply for Greek citizenship if you’ve lived in the country continuously
Can you rent out a golden visa property?
Not on a short-term basis. Since the September 2024 changes, properties bought to qualify for the golden visa cannot be listed on Airbnb or similar short-term letting platforms. The restriction applies to the qualifying property itself, not to any other property you may own in Greece.
Breaching this rule carries a fine of up to €50,000 and can put your residency permit at risk, so it’s worth checking the letting terms with your lawyer before you commit to a purchase if rental income is part of your plan.
Long-term letting is still permitted. Many golden visa holders let their property on a standard annual or multi-year lease while they aren’t using it themselves, which keeps them within the rules while still generating some income.
Other ways to gain residency in Greece
If buying property isn’t the right route for you, there are several alternative ways non-EU citizens can secure long-term residency in Greece. These routes are designed for remote workers, retirees, entrepreneurs and other individuals who can support themselves financially without relying on the local labour market. These include:
- Digital nomad visa: Available to remote workers who are employed outside Greece. Applicants must show proof of income (at least €3,500 per month), plus additional amounts for family members. As of February 2026, applications must be made through a Greek consulate before you travel, rather than after arrival in Greece.
- Financially Independent Person (FIP) Visa: Ideal for retirees or those with passive income, this permit requires a stable income of at least €3,500 per month, plus extra per dependent.
- Entrepreneur and business visas: Those looking to invest or launch a business in Greece can apply through schemes designed to encourage foreign economic activity, though eligibility requirements vary by sector and region.
These permits come with their own documentation requirements and restrictions, such as minimum income levels, valid private health insurance and proof of accommodation. Unlike the golden visa, many of these routes require you to live in Greece full-time to maintain your residency status.
Next steps
Greece’s golden visa offers a practical and rewarding way to secure residency while enjoying a lifestyle upgrade. But with new thresholds and restrictions in place, it’s essential to seek expert advice and choose your location wisely.
Frequently asked questions
No. Ownership on its own gives no right to live in Greece long-term. Non-EU owners without a residence permit are limited to 90 days in any 180-day period, the same as any Schengen visit.
Not automatically. Buying a home in Greece lets you apply for the golden visa – a five-year, renewable residency for non-EU buyers – if the property and your purchase meet the scheme rules. Once granted, the permit can be renewed while you keep the investment.
It depends on location and investment type. As a guide, high-demand areas such as Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents require a minimum €800,000 for property. Most other areas require €400,000. Projects involving the renovation or conversion of designated listed or commercial buildings can qualify from €250,000.
To qualify for Greece’s golden visa, you’ll need to be a non-EU/EEA/Swiss national aged 18+, invest at or above the required threshold and pay using documented funds. You must also have private health insurance for Greece, provide clean criminal record certificates where required, give biometrics and comply with use restrictions (for example, no short-term tourist letting where the golden visa rules prohibit it). Family members – a spouse or partner, children under 21 and dependent parents – can usually be included.
Not if the property qualifies you for the visa under current rules – short-term letting is banned on these properties, with fines of up to €50,000 for breaching it. Long-term rental remains permitted.
