Greece Golden Visa property requirements in 2026
The property must be one property in your name worth at least €800,000 in Attica, Thessaloniki, Mykonos, Santorini or an island with more than 3,100 residents, or €400,000 elsewhere, with at least 120 m² of main floor area. Converted commercial buildings and restored listed buildings qualify at €250,000 anywhere, with no size minimum. The price must be paid through a bank.
1. The investment
The real estate route has four price levels. Which one applies depends on where the property is and what kind of property it is.
| Property | Where | Minimum | Minimum size |
|---|---|---|---|
| Standard home | Attica, Thessaloniki regional unit, Mykonos, Santorini, islands with more than 3,100 residents | €800,000 | 120 m² |
| Standard home | Rest of Greece | €400,000 | 120 m² |
| Commercial building converted to residential | Anywhere | €250,000 | None |
| Listed building restored for residential use | Anywhere | €250,000 | None |
The 120 m² refers to the main floor area of a built property, or of a property that already has a building permit. Balconies, storage rooms and parking spaces do not count toward it. See the zones guide for what this means area by area, and the €250,000 guide for conversions.
2. One property, fully owned
- One property only. You cannot combine two smaller apartments to reach the minimum.
- Full ownership. You must own the property outright and have it in your possession.
- Co-owners. Spouses and registered partners can co-own it and count as one investment. Any other co-owner needs a share worth the full minimum on their own.
- Through a company. Allowed if the company is registered in Greece or another EU country and you own 100% of it.
3. How the money is paid
The full price must reach the seller's account through a bank: a bank transfer, a crossed cheque, or a card payment through a Greek terminal. Cash is not accepted. A spouse or close relative may make the payment for you.
You need a Greek tax number and a Greek bank account before you can buy. Both can be opened for you by power of attorney.
4. What you can and cannot do with the property
- Long-term rental is allowed. You can rent the property out with a normal lease.
- Short-term rental is not. Rentals of under 60 days through platforms such as Airbnb are not allowed on a Golden Visa property.
- Selling ends the permit. If you sell while the permit is valid, the permit is revoked. To move to another property, buy the new one first and get approval before you sell.
What the property gives you
A five-year residence permit, renewed for five years at a time as long as you still own the property. There is no minimum stay in Greece. The permit application itself, with your passport, insurance and the government fee, is prepared and filed by a partner lawyer once the purchase is registered.
Before you look at listings, read how to choose a Golden Visa property.
The 120 m² rule is where buyers most often go wrong. Listings tend to quote a gross size that includes balconies and shared areas, so we check the main floor area in the property's official documents before any offer.
Common questions
Do I need to prove my income?
The official checklists for the real estate route ask for proof of the investment, not proof of income. The money must reach the seller through a bank: transfer, crossed cheque or card payment.
Can I buy through a company?
Yes, if the company is registered in Greece or another EU country and you own 100% of it.