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.
Key takeaway: 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.
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, renewable residence permit 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.
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 |
| Qualifying commercial-to-residential conversions or designated listed buildings | €250,000 | Available nationwide, subject to specific conversion or restoration requirements. The standard 120 m² minimum does not apply. |
For the standard €400,000 and €800,000 investment routes, you must generally buy a single property with at least 120 m² of main living space. The €250,000 route is different – it applies to certain properties being converted from commercial to residential use or designated listed buildings requiring restoration. These projects have their own conditions, so it’s important to check eligibility with a Greek property lawyer before committing to a purchase.
Speak to a Greece property expert
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.
- You and your eligible family members can live in Greece and access education, subject to the usual enrolment requirements.
- You may become eligible to apply for Greek citizenship after seven years of qualifying legal residence, provided you meet the naturalisation requirements, including Greek-language and integration criteria.
- You can live in Greece without meeting a minimum annual stay requirement to renew your golden visa (note, however, that the permit does not give you the right to take up employment in Greece).
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 these restrictions can result in a €50,000 fine and the loss of your residence permit. Subletting is also prohibited. If rental income is part of your plans, ask a Greek property lawyer to check exactly how you can use the property before committing to a purchase.
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) residence permit: A possible option for retirees and people who can support themselves without working in Greece. Applicants generally need to demonstrate sufficient financial resources, currently equivalent to at least €3,500 per month for a single applicant, with higher requirements for accompanying family members.
- 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.
