LINOS Real Estate

Golden Visa

For 2026, the requirements for the Golden Visa in Greece have become more complex, with strict geographic criteria and restrictions on property use.

1. Financial Thresholds & Geographic Zones

The investment must concern a single property with a minimum area of 120 sq.m.

€800,000 Zone (High Demand):

  • Includes all of Attica, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100 residents.

€400,000 Zone:

  • Applies to the rest of mainland Greece and smaller islands (under 3,100 residents).

Preferential €250,000 Threshold (Special Cases):

  • Change of Use: Purchase of industrial or commercial buildings that are converted into residential use. The conversion must be completed before applying.
  • Preserved Buildings: Purchase of buildings for restoration. Full renovation is a mandatory requirement for the first visa renewal after 5 years.
  • Startup Investments: A new option from 2026 for investment in registered startups (Elevate Greece), with the obligation to create at least 2 jobs.

2. Usage Restrictions (Airbnb)

  • Short-Term Rental Ban: Properties acquired under the Golden Visa cannot be rented through platforms such as Airbnb or Booking.
  • Permitted Use: Self-occupation or long-term rental is allowed.

3. Detailed Process & Costs

The process usually takes a few months and includes the following steps:

  1. Property Purchase: Signing a final contract before a notary and payment through a Greek bank.
  2. Registration: Filing with the Land Registry or Cadastre.
  3. Application Submission: Electronic submission of documents to the Ministry of Migration.
  4. Biometrics: Scheduled appointment for fingerprinting.

Additional Costs (estimated):

  • Transfer Tax: 3.09% of the property value.
  • Government Fee: €2,000 for the main investor and €150 for each adult family member.
  • Health Insurance: Private policy in Greece (cost from €150 per person).

4. Rights & Renewal

  • Duration: The permit is now issued with full 5-year validity from the date of issuance, not retroactively from the application date.
  • Family: Covers spouse, unmarried children under 21, and the parents of both spouses.
  • Citizenship: Possibility to apply for Greek citizenship after 7 years of legal residence (provided that residence requirements of 183 days per year and language knowledge are met).