Europe · Greece · Updated 2026-07-20

Greece Golden Visa: the €800k / €400k / €250k tiers explained

Greece’s Golden Visa now has tiered price thresholds — €800,000, €400,000, or €250,000 depending on location and property type. Here is how the tiers work and who each suits.

Greece has kept its property-based Golden Visa open while raising and tiering the price. Since 1 September 2024, the amount you must invest depends on where you buy and what you buy. The programme is run by the Greek Ministry of Migration and Asylum, with investor support from Enterprise Greece.

The three property tiers

• €800,000 in high-demand areas: Attica (greater Athens), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents. The purchase must be a single property of at least 120 m².
• €400,000 in the rest of Greece — again a single property of at least 120 m².
• €250,000 in two special cases only: converting a commercial building into residential use, or restoring a listed/heritage building.

There are also non-property routes (for example fixed-term deposits or Greek securities, typically from €350,000–€500,000 depending on the instrument) and a newer start-up investment option.

Why Greece still appeals

Greece’s standout feature is that there is no minimum-stay requirement — you keep the residence permit as long as you hold the investment, without living in the country. The permit runs for five years and is renewable. Processing has become faster than it once was, and applicants usually receive a receipt (“blue receipt”) that grants residence rights while the card is produced.

The trade-offs

Two points matter. First, the property must be a single unit meeting the size rule — you cannot split a small investment across several cheap flats to reach the threshold. Second, Golden Visa property generally cannot be used for short-term (Airbnb-style) letting, so model your rental expectations on long-term tenancy. And while residency is easy to maintain, citizenship is hard to reach in practice: it requires seven years of genuine residence plus a Greek-language exam, which the zero-stay rule makes difficult.

Who it’s for

Greece suits investors who want low-hassle EU residency and a Mediterranean base, are comfortable with a real-estate purchase, and are not primarily chasing a fast passport.

Thresholds and area definitions change. Confirm the current rules with the Greek Ministry of Migration before purchasing.