Greece Golden Visa 2026 — EUR 800k Threshold, What's Changed
Current investment thresholds
Since August 2024, the minimum investment in Athens, Thessaloniki, Mykonos, Santorini and other high-demand areas is EUR 800,000. In all other regions of Greece, the threshold is EUR 400,000. Investment in commercial properties converted to residential use requires EUR 250,000 nationally.
What you get
A 5-year renewable residence permit for the investor and their family (spouse, children under 21, parents of both spouses). No minimum stay requirement — you do not need to live in Greece to maintain the permit. Schengen travel rights throughout the 26-country Schengen zone.
Path to citizenship
After 7 years of legal residence (with actual physical presence of 183+ days per year for at least 7 years), you can apply for Greek citizenship and an EU passport. Note: simply holding the golden visa without residing there does not count toward citizenship. The golden visa is a residency permit, not a citizenship programme.
Tax
Greece is attractive for tax planning. The Non-Dom regime (EUR 100,000 flat annual tax on worldwide foreign income, available for 15 years) and the 7% flat tax for foreign pensioners are available to new tax residents. These are separate from the golden visa — you can get the golden visa without becoming a Greek tax resident.
Due diligence
Greece requires a Greek tax number (AFM), Greek bank account, and property registration. Work with a licensed Greek lawyer — the process is well-established but the documentation requirements are specific.
Find the full Greece golden visa programme and verified specialist firms on WhereCaniMove.