Greece Golden Visa Guide

Greece’s Golden Visa is a residence-by-investment route for third-country nationals. The official wording is a permanent residence permit for investors, but the practical card is a five-year renewable residence permit tied to keeping the qualifying investment or lease in place.

For route selection, see the investment routes and due diligence guide. For filing mechanics, use the timeline and documents guide. For family, tax residence, and citizenship planning, use the tax, family, and citizenship guide. The structured route record is Greece Golden Visa.

Quick Answer

Greece Golden Visa is active. Most applicants should now start from the EUR 800,000 / EUR 400,000 real-estate thresholds introduced by Law 5100/2024, with narrower EUR 250,000 property cases for qualifying listed-building restoration and change-of-use investments. The card is valid for five years and can be renewed, but it does not grant employment rights and it should not be marketed as citizenship by investment.

Key Facts

Item	Current Rule
Official category	Permanent residence permit for investors
Common name	Greece Golden Visa
Authority	Ministry of Migration and Asylum
Eligible applicants	Third-country nationals
Main qualifying asset	Greek real property or other qualifying investment/lease route
Main card	Five-year investor residence permit
Renewal	Possible if the investment or lease remains valid
High-demand property threshold	EUR 800,000
Other-area property threshold	EUR 400,000
Special property threshold	EUR 250,000 for listed-building and change-of-use cases
MITOS example fees	EUR 2,000 residence fee plus EUR 16 card printing
MITOS example timing	50 to 60 days on listed-building and timeshare pages
Employment	No right of access to any form of employment
Tax residence	Separate analysis; not decided by the card alone
Citizenship	Naturalisation requires real residence and integration conditions

Current Property Thresholds

Route	Threshold	Practical Meaning
Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 population	EUR 800,000	High-demand areas have the highest headline minimum
Remaining areas of Greece	EUR 400,000	Lower than the high-demand tier, but no longer the old EUR 250,000 baseline
Listed building to be restored or reconstructed	EUR 250,000	Narrow special route with restoration/resale risk
Commercial-to-residential change of use	EUR 250,000	Narrow special route with completion and use restrictions to verify
Tourist-accommodation timeshare	Five-year minimum agreement	Separate lease-style route rather than a normal property purchase

Who It Fits

Investor Profile	Fit
Wants Schengen residence optionality	Strong fit
Wants to buy or restore Greek property anyway	Possible fit
Wants a low-stay immigration card	Possible fit, but tax and citizenship must be planned separately
Wants employment in Greece	Poor fit
Wants fast EU citizenship	Poor fit
Wants to short-let the qualifying property casually	High risk under current Golden Visa restrictions
Wants a clean remote-work route instead of investing	Compare the Greece Digital Nomad Visa

What Changed

The old public shorthand was “Greece Golden Visa from EUR 250,000.” That is no longer the right first line for most applicants.

The official housing-policy portal says Law 5100/2024 raised the minimum real-estate investment to EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini, and islands with population above 3,100, and to EUR 400,000 in the rest of Greece. The EUR 250,000 level now needs special attention because it is tied to narrower categories such as listed-building restoration and qualifying change of use.

Golden Visa Vs Digital Nomad Visa

Question	Golden Visa	Digital Nomad Visa
Core requirement	Investment or qualifying lease	Remote work for non-Greek employers or clients
Main applicant proof	Property, lease, or investment evidence	Income and remote-work evidence
Employment in Greece	No access to employment through the investor permit	Greek employers/clients are not allowed for digital nomad status
Card duration	Five years for investor permit examples	Up to two years for residence permit stage
Best for	Investors and families seeking residence optionality	Remote workers without an investment plan
Main risk	Property, title, threshold, renovation, use, and resale rules	Income, work-source, insurance, and family-work limits

Editorial Status

This article was checked against official sources on July 22, 2026. It is informational only and is not immigration, legal, tax, investment, securities, banking, AML, real-estate, family, or relocation advice.