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Golden Visa Greece 2026: The Complete Guide for Investors (Q&A)

The Greek Golden Visa program in 2026 remains one of the most attractive residency-by-investment schemes in Europe for non-EU citizens. Despite significant changes to minimum investment thresholds in recent years, the program continues to attract strong international interest, particularly in real estate and alternative investment routes.

In this guide, we explain what applies in 2026, the new investment amounts, the key benefits, the main challenges, and we answer the most frequently asked questions (Q&A).

What Is the Greek Golden Visa?

The Greek Golden Visa is a residency-by-investment program that grants a five-year residence permit to non-EU nationals who invest in the Greek economy. The permit is renewable every five years, provided the investment is maintained.

There is no requirement for permanent residence in Greece, and holders enjoy free travel within the Schengen Area.

Golden Visa Greece 2026 | What Has Changed?

By 2026, the program has become more targeted and regulated, aiming to:

reduce pressure on the residential housing market
attract higher-quality, long-term investments

The Greek government has increased minimum investment thresholds and imposed restrictions on the use of properties for short-term rentals.

Minimum Investment Amount for Golden Visa (2026)

1. Real Estate Investment

The applicable thresholds in 2026 are:

€800,000

For high-demand areas, including:

Central Athens
Northern & Southern suburbs of Athens
Central Thessaloniki
Popular tourist islands

€400,000

For areas outside high-demand zones

€250,000 (Special Category)

Applies to:

conversion of commercial properties into residential units
restoration of listed or historic buildings

Important:
The investment must concern one single residential property of at least 120 sq.m., and short-term rentals (e.g. Airbnb) are not permitted.

Alternative Investment Options for Golden Visa

In addition to real estate, the Greek Golden Visa 2026 allows investment in:

Greek investment funds
Shares or bonds
Selected start-ups with real economic activity and job creation

These options mainly appeal to investors who prefer non-property-based investments.

Key Benefits of the Greek Golden Visa

Five-year renewable residence permit
Family inclusion (spouse & dependent children)
Free travel within the Schengen Area
No minimum stay requirement
Potential pathway to permanent residence and citizenship (under conditions)

Challenges & What Investors Should Consider

Higher initial capital requirements
Restrictions on property usage
Need for proper legal and tax due diligence
Increased importance of location and asset selection

The Golden Visa is no longer a “fast-track solution” — it is a serious long-term investment decision.

Golden Visa Greece 2026 | Questions & Answers (Q&A)

How long is the Golden Visa valid?

The residence permit is valid for five years and can be renewed as long as the investment is maintained.

Do I need to live permanently in Greece?

No. There is no requirement for physical residence.

Can I rent out the property?

Yes, only through long-term leasing. Short-term rentals are not allowed.

Does the Golden Visa lead to Greek citizenship?

Only if the investor has actual and continuous residence in Greece for the required number of years.

Is my family included?

Yes. The program covers the spouse and dependent children.

Is the Greek Golden Visa worth it in 2026?

Yes, for investors with a long-term strategy, not for short-term profit.

Conclusion

The Greek Golden Visa in 2026 remains a powerful gateway to Europe, but it now clearly targets well-informed and serious investors. With proper guidance, strategic property selection, and a clear understanding of the legal framework, it can still represent a secure and high-quality investment.