Greece · Golden Visa 2026
Golden Visa
Greece 2026
EU residency from €250,000. The 2026 investment tiers, the rules that catch investors out, and the qualifying Astrea properties — including an Athens conversion at the lowest tier.
Overview
What is the Greek Golden Visa?
The Greek Golden Visa is the most accessible residency-by-investment route in Western Europe — a five-year, renewable EU residence permit granted for a qualifying property purchase. It matters more than ever in 2026: with Spain having abolished its Golden Visa and Portugal having closed its real-estate route, Greece is effectively the last property-based Golden Visa in the EU. As a developer, Astrea offers qualifying homes across Greece — see our investment guide for the full picture.
Investment Tiers
The 2026 investment tiers
Since the 2024 reform, the minimum investment depends on location:
| Tier | Where it applies |
|---|---|
| €800,000 | Attica (incl. Athens), Thessaloniki, Mykonos, Santorini, and islands over 3,100 residents |
| €400,000 | All other regions of Greece |
| €250,000 | Commercial-to-residential conversions & listed-building restorations — anywhere, including inside €800,000 zones |
The Astrea Difference
The €250,000 route
in Athens.
Because a commercial-to-residential conversion qualifies at the €250,000 tier — even inside Athens’ €800,000 zone — Urban City 44 offers the lowest Golden Visa entry point in the most prestigious location in Greece. It is exempt from the 120 m² rule, and the conversion is completed before you apply. Almost no competitor can match this.
The Fine Print
Rules that catch investors out
- For the €400k and €800k tiers, the investment must be a single property of at least 120 m².
- The €250k conversion route is exempt from the 120 m² rule; the conversion must be complete before applying.
- Golden Visa properties cannot be short-term rented (Airbnb); breaches carry a €50,000 fine.
- The qualifying amount must be unencumbered.
Benefits
What the Golden Visa gives you
Five-year permit
Renews indefinitely while you hold the investment.
No minimum stay
No obligation to live in Greece to keep it.
Schengen travel
Visa-free travel across the Schengen Area.
Whole family
Spouse, children under 21, and the parents of both spouses.
Citizenship path
Available after seven years of genuine residence.
Process
How to apply, step by step
01
Obtain a Greek tax number (AFM) and open a local bank account.
02
Select a qualifying property with Astrea.
03
An independent lawyer runs due diligence on title and permits.
04
Complete the purchase, meeting the tier threshold unencumbered.
05
Submit the Golden Visa application with your documents.
06
Give biometrics at the relevant authority.
07
Receive your five-year residence permit (typically 8–10 months end to end).
Qualifying Astrea Properties
Homes that
qualify.
Urban City 44 (Athens) — conversion, from the €250,000 tier.
Blue Lagoon (Loutraki) — the €400,000 regional tier.
MARE (Eretria, Evia) — generally the €800,000 island band (confirm your unit).
See all projects →
Blue Lagoon (Loutraki) — the €400,000 regional tier.
MARE (Eretria, Evia) — generally the €800,000 island band (confirm your unit).
See all projects →
Compare
Greece Golden Visa vs Cyprus residency
Prefer a lower entry point with the freedom to rent? Cyprus permanent residency (€300k, rentable) may suit better. Greece offers the widest property choice and a strong citizenship pathway. Astrea advises across both.
FAQ
Frequently asked questions
What is the minimum investment?
€250,000 for a qualifying conversion or restoration; otherwise €400,000 or €800,000 by region.
Can I rent out a Golden Visa property?
Long-term letting is generally permitted; short-term (Airbnb-style) rental is prohibited.
Do I have to live in Greece?
No — there is no minimum-stay requirement to keep the permit.
Does it lead to citizenship?
After seven years of genuine residence, subject to language and integration requirements.
How long does the process take?
Typically 8–10 months from property selection to residence card.
Enquire
See qualifying properties from €250,000
Book a Golden Visa route review with Astrea and we’ll map the fastest, lowest-cost path to EU residency.
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