Golden Visa Greece: Investment Thresholds 2026
Updated under Law 5038/2023 and Law 5100/2024. Choose the route that fits your investment profile and budget.
Key Takeaways
- Investment thresholds are set under Law 5038/2023 and Law 5100/2024 and vary by route and property location.
- The €800,000 threshold applies to Athens, Thessaloniki, Mykonos, Santorini, and islands with over 3,100 residents.
- A €250,000 special route applies only to specific statutory categories — qualifying change-of-use property or listed-building restoration — with its own conditions.
Quick answers: Greece Golden Visa investment thresholds
What is the minimum investment for the Greece Golden Visa?
It depends on the route. Standard property thresholds are €800,000 in the highest-demand areas and €400,000 elsewhere. A €250,000 route applies only to specific statutory categories (qualifying change-of-use property or listed-building restoration). Financial-instrument routes start at €350,000, €500,000 or €800,000 depending on category.
Which areas require €800,000?
Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents.
Is there a minimum property size?
The standard €400,000 and €800,000 routes require a single property of at least 120 sq.m. The €250,000 special route has no minimum surface area.
Can the property be rented out?
Long-term letting may be possible, subject to applicable law. Short-term letting through digital platforms such as Airbnb is prohibited for Golden Visa-linked property.
Which laws set the thresholds?
Law 5038/2023 and Law 5100/2024. Rules and administrative practice can change, so confirm the current requirements for your case with the competent authority and qualified advisers.
€250K Real Estate
A special statutory route — not the general property minimum — for qualifying conversion or listed-building restoration anywhere in Greece. Tied to the specific property, with its own legal and timing conditions (see below).
- Change of main use to residential (including the qualifying industrial-building sub-case)
- Listed/heritage building restoration
- Whole country, no minimum area
- Change of use completed before applying (per statutory timing after 5 April 2024)
€400K Real Estate
Standard real estate route covering all Greek regions outside the €800,000 areas — Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with a population above 3,100 — with single-property and the statutory 120 sq.m. main-space condition.
- Single property, min. 120 sq.m
- Any region outside the €800,000 areas (Attica, Regional Unit of Thessaloniki, Mykonos, Santorini, islands over 3,100 population)
- Residential or commercial
- Long-term rental may be possible subject to applicable law; short-term platform letting (e.g. Airbnb) is prohibited for Golden Visa-linked property
€800K Property Route
Premium properties in the Attica region (Athens, Piraeus, Athens Riviera and surrounding municipalities), the Regional Unit of Thessaloniki, Mykonos, Santorini, and other islands with population above 3,100.
- Single property, min. 120 sq.m
- Attica, Regional Unit of Thessaloniki, Mykonos, Santorini
- Other islands with population above 3,100
- Established long-term rental demand in many prime locations; actual returns vary by asset and lease structure
Financial Investment
Article 99 financial investment residence has category-specific minimums — €350,000, €500,000 or €800,000 depending on the qualifying instrument and its conditions. No real estate purchase required.
- Qualifying funds/AIFs from €350,000
- Company shares, REIC shares, term deposits & government bonds at €500,000
- Listed/traded securities category at €800,000
- No property purchase needed — each category subject to Article 99 conditions
€250K Startup Investment — Greek Golden Visa Route
A route for investing at least €250,000 in the capital of a company registered in the National Startup Registry (Elevate Greece), through a qualifying share-capital increase or bond issuance under Article 100A. Subject to current law and individual eligibility.
- Minimum €250,000 into the capital of a company in the National Startup Registry
- Investor participation or voting rights capped at 33%
- Company must create at least two new jobs in its first year
- Required employment level, including the new jobs, maintained for at least five years
Investment Through Business (Article 97, B.2)
Residence permit for investment through the establishment and operation of a business (B.2): investment of at least €500,000, subject to statutory assessment/approval and applicable economic-development requirements.
- Energy & tourism projects
- Food & beverage, manufacturing
- Logistics & life sciences
- ICT & export-oriented business — subject to statutory review and approval
Threshold Comparison Table
| Feature | €250K | €400K | €800K | Financial |
|---|---|---|---|---|
| Min. Investment | €250,000 | €400,000 | €800,000 | €350,000 / €500,000 / €800,000 by category |
| Property Type | Conversion / Listed | Any (outside prime) | Qualifying property in the €800,000 areas | N/A — Securities |
| Min. Surface | None | 120 sq.m | 120 sq.m | N/A |
| Number of properties | Single qualifying property | Single property | Single property | N/A |
| Location | All Greece | Qualifying areas outside the €800,000 category | Attica, Thessaloniki RU, Mykonos, Santorini, islands over 3,100 population | N/A |
| Rental Income | Long-term letting may be possible after conversion; short-term platform letting restricted | Long-term letting may be possible; short-term platform letting restricted | Long-term letting may be possible; short-term platform letting restricted | Dividends / Interest |
See How Greece Compares
Curious how these thresholds stack up against Portugal, Spain, and Italy's residency-by-investment programs? Our side-by-side comparison breaks down cost, speed, and requirements across all four.
Compare ProgramsOther statutory structures
This site describes the main routes we actively support. It is not a complete list of every route in the Greek investor-residence framework (Articles 97–100A of Law 5038/2023, as in force).
Other statutory structures exist, including a Golden Visa route based on timeshare or long-term tourist-accommodation arrangements, which the Hellenic Republic publishes on its official MITOS service portal. We do not give thresholds, contract durations or document lists for these structures here, because they have to be taken from the current official procedure.
If you are considering a route that is not covered on this site, check the official procedure, or speak with us and we will tell you plainly whether we can help or not.
Official MITOS procedure: Golden Visa (timeshare)Last checked: 17 October 2026. Whether a structure is covered by this site is a statement about what we support, not about what the law allows.
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Greece has changed its Golden Visa investment thresholds before. Leave your email and we'll let you know the moment anything changes — no regular newsletter, just the alert.
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