The Greek Golden Visa Regime in 2026

The Greek residence-by-investment framework has undergone substantial amendment following the enactment of Law 5100/2024, which revised the conditions governing the acquisition of residence permits through real estate investment under Article 100 of Law 5038/2023. The amended provisions have altered the minimum investment amounts, the properties capable of supporting an application and the permitted uses of qualifying investments. Their application was further clarified by Circular 1/2026 of the General Secretariat for Migration Policy.

The standard minimum investment amount is EUR 800,000 for properties situated within the Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population exceeding 3,100 inhabitants. The corresponding amount for other parts of Greece is EUR 400,000. Under these ordinary investment categories, the acquisition must concern a single property and, in the case of qualifying developed property, the statutory minimum surface requirement of 120 square metres must also be satisfied.

The legislation provides separate investment routes at a minimum acquisition value of EUR 250,000 for qualifying changes of use from non-residential to residential premises and certain restoration investments involving protected buildings. The applicability of these provisions depends on the specific legal and factual characteristics of the property. In particular, an investment falling within the change-of-use category is subject to requirements concerning the timing and lawful completion of the conversion.

Circular 1/2026 addressed practical questions arising from the application of Article 100, including the calculation of surface-area requirements in cases of undivided co-ownership, the treatment of changes of use, the documentation required to establish eligibility and the application of the reduced investment threshold to subsequent purchasers. In respect of the relevant EUR 250,000 exceptions, the administrative guidance confirms that the benefit cannot be obtained repeatedly through successive qualifying applications concerning the same converted or restored property.

The revised framework also contains restrictions concerning the short-term letting and certain other uses of properties acquired for residence-by-investment purposes. The precise application of these restrictions requires consideration of the statutory provision, the date and legal basis of the investment and the administrative clarification issued in 2026.

A qualifying acquisition may provide the legal basis for a renewable five-year residence permit, subject to continued compliance with the applicable requirements. The acquisition of the property and the administrative decision granting residence remain legally distinct, and the investment should therefore be examined for eligibility before the purchaser assumes irrevocable contractual obligations.

The combined effect of the legislative amendments and administrative guidance is that residence-by-investment transactions now require coordinated examination of immigration law, real estate title, planning legislation and the intended management of the acquired asset.

This article is general information and not legal advice. For advice on a specific matter, contact us.