Greece Golden Visa 2026: €250K, €400K or €800K? A Complete Guide for Foreign Property Investors

Greece's Golden Visa program remains one of the most compelling residence-by-investment options in Europe. Recent legislative changes introduced a tiered investment structure based on property type and location, creating a more balanced framework while supporting regional development and addressing housing demand in high-pressure areas.

For investors, understanding the distinction between the €250,000, €400,000 and €800,000 investment routes—and where each applies—is essential to making a compliant, strategic and future-proof investment decision.

Under the current regulations, the €250,000 investment route applies to commercial properties that are legally converted into residential use, as well as listed (preserved) buildings undergoing restoration. In both cases, the property must satisfy the applicable legal requirements, including minimum size where required. This pathway promotes urban regeneration and the reuse of existing building stock.

The €400,000 investment threshold applies to residential property acquisitions across most regions of Greece outside the premium investment zones. These areas provide access to a wider range of locations with attractive pricing, tourism potential and long-term growth opportunities.

The €800,000 threshold applies to residential properties located in Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with populations exceeding 3,100 residents. These destinations experience the strongest demand and limited housing supply, which is reflected in the higher minimum investment requirement.

The current framework also includes restrictions on short-term rental use for certain Golden Visa properties and specific planning requirements for conversion projects. Investors should evaluate not only legal eligibility but also long-term asset performance, rental demand and future resale potential before making an investment.

The Greece Golden Visa is more than a residency permit—it is a long-term investment strategy. Understanding the legal framework, selecting the right property and aligning the investment with future objectives are essential to maximizing both residency benefits and asset value.

At CLIO, we help investors identify suitable opportunities, evaluate market potential and structure investments that support long-term value creation.