Understand the property routes, prepare your family’s application and plan the full cost. Guidance from Nexora’s teams in Erbil and Athens.
Reviewed 9 September 2026
The Golden Visa is Greece’s renewable investor residence permit for eligible non-EU nationals. It allows residence in Greece and short visits to other Schengen countries. Purchasing a property starts the investment process; approval also depends on your application and supporting evidence.
5 years
Renewal requires retaining the investment and meeting the conditions.
€250,000
Qualifying conversions or listed-building restoration. Costs are additional.
No minimum stay
You do not need to relocate to maintain the investor permit.
Family applications
Eligible relatives apply separately under the investor’s sponsorship.
The €250,000 route has specific legal conditions. It is not the standard threshold for an ordinary Athens apartment. For new purchases, compare the four property categories below.
€250,000
Anywhere in Greece, including Athens
One qualifying property. No 120 m² minimum. The change of use must be completed on or after 5 April 2024 and before filing. Technical certification and the property’s permit history matter.
€250,000
A separate special category
One qualifying property. No 120 m² minimum. Full restoration or reconstruction is required before the first renewal application. Transfer before completion is prohibited.
€400,000
Areas outside the €800,000 zones
One property. For built property or property with a building permit, at least 120 m² of main spaces. An ordinary home must meet both the value and area requirements.
€800,000
Attica and other designated regions
Attica; the regional units of Thessaloniki, Mykonos and Thira; and islands with more than 3,100 residents in the latest census. One property, with the same main-space rule as the €400,000 route.
Figures are minimum qualifying property values, not total budgets. Existing investments, transitional cases, co-ownership and unusual property structures require individual review. Read Circular 1/2026 (Greek PDF).
Ask for a written breakdown for your chosen property and every applicant. Distinguish fixed quotes from estimates, and purchase costs from annual ownership costs.
If ordinary transfer tax applies and the taxable value is €250,000, the 3% tax and the 3% municipal levy on that tax total €7,725. This excludes all other fees and costs.
AADE: property transfer taxMany tasks can be delegated through a properly executed power of attorney. Plan the entry documents and biometric appointments with your lawyer. Approval and card delivery depend on the authorities.
Confirm nationality, family composition, budget, source of funds and whether you intend to relocate.
Review title, engineering evidence, route eligibility, payment terms and reservation protections before committing.
Arrange the power of attorney, tax registration, bank checks and documentary trail for the agreed payment method.
Complete the qualifying purchase, registration and any required conversion. Submit the complete investor and family applications.
Attend required appointments in Greece and respond to requests for evidence. A filing receipt is not a general Schengen travel document.
Retain the qualifying investment, arrange compliant use and insurance, and prepare renewals before expiry.
Deposit percentages and payment milestones are contractual terms. A 20%/80% schedule is not a requirement imposed on every buyer by Greek immigration law.
China and Türkiye lead the Ministry’s table of valid initial investor permits. Explore the ten leading nationalities in each published category.
These are permits valid at the end of July 2026, not applications received or approvals issued during July. Investors are shown separately from family members.
26,310 valid investor permits across all nationalities in this category.
| Rank / nationality | Permits | Share |
|---|---|---|
| 1China | 12,485 | 47.5% |
| 2Türkiye | 4,975 | 18.9% |
| 3Lebanon | 1,172 | 4.5% |
| 4Iran | 1,000 | 3.8% |
| 5United Kingdom | 846 | 3.2% |
| 6Israel | 830 | 3.2% |
| 7Egypt | 653 | 2.5% |
| 8United States | 640 | 2.4% |
| 9Armenia | 273 | 1.0% |
| 10Serbia | 226 | 0.9% |
Shares use all permits in the selected category, including nationalities outside the top ten. Figures are rounded by the Ministry.
Source: Ministry of Migration, July 2026 · Appendix B, tables 12a–12b (Greek PDF)You can live in Greece with a valid permit. Check each relative’s eligibility and arrange healthcare and school enrolment separately.
Short Schengen visits normally follow the 90-in-180-day rule outside Greece. The permit does not grant employment rights or residence in another EU country.
Long-term rental can be permitted. Short-term rental restrictions apply, and conversion properties cannot serve as a business headquarters or branch. Review replacement and resale rules before selling.
The standard routes require €800,000 in Attica, the regional units of Thessaloniki, Mykonos and Thira (Santorini), and islands with more than 3,100 inhabitants according to the latest census; elsewhere, €400,000. Both require one property and at least 120 m² of main spaces for built property or property with a building permit. Special €250,000 routes exist for qualifying changes to residential use and listed-building restoration.
The investor’s spouse or recognised civil partner, qualifying unmarried children under 21, and the direct ascendants (parents) of the investor and spouse or partner can apply. Children from a previous relationship require the applicable custody evidence. A separate exception covers qualifying adult children who lack legal capacity, subject to formal proof. Each person needs a separate application, insurance and supporting documents; family permits are linked to the investor’s permit.
Long-term letting is permitted. The short-term rental and subletting prohibition covers the statutory short-stay model, including stays under 60 days with only accommodation and linen, whether booked on a platform or directly. Circular 1/2026 distinguishes long-term arrangements and licensed tourism activities; obtain legal advice before using any alternative model.
To maintain the investment basis without interruption, first complete a new qualifying investment, then notify the competent authority so its eligibility can be verified before disposing of the original property. A sale without a qualifying replacement affects the investor and dependent permits. Restoration properties have additional restrictions before completion.
A valid Greek residence permit and passport generally allow short visits to other Schengen countries for up to 90 days in any rolling 180-day period, combined across those countries, subject to entry conditions. Time authorised in Greece is separate. This is not permission to move to or work in another country, and it does not cover every European destination.
No. Naturalisation is a separate application, generally requiring seven years of lawful, continuous residence for the standard adult route, together with language, knowledge and integration requirements and other conditions. Simply renewing an investor card while living abroad is not enough. Dual-nationality consequences should be checked against each nationality you hold.
Tell us your budget, family members’ ages and preferred timing. We can help you compare properties and prepare the questions for your legal review.
These earlier brochures have not been updated as part of this September 2026 review. Use the dated guide and official sources on this page for current policy information.
Reviewed 9 September 2026. This guide explains the property investment route. Eligibility depends on the applicant, the property and the rules in force when the application is assessed. Your Greek lawyer should confirm the requirements for your file.
