If someone asked us the very first question people have about golden visa Greece, the answer is always the same. How much money do I actually need. Fair enough, since that number shapes every decision that follows. Let’s go through it properly, without the legal jargon.
How much is the minimum investment for golden visa Greece in 2026
In 2026, golden visa Greece works on three investment tiers, depending on the region and the type of property.
In Attica, meaning all of Athens and the wider metropolitan area, in Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100 residents, the minimum investment is 800,000 euros.
In every other region of the country, the minimum is 400,000 euros.
There is also a more accessible tier at 250,000 euros, reserved for converting a commercial property into a residence, or restoring a listed heritage building, anywhere in Greece.
For both the 400,000 and 800,000 euro tiers, the investment has to go into a single property of at least 120 square metres. You cannot combine several smaller apartments to reach the threshold.
Can I split the amount between two properties
For the standard 400,000 and 800,000 euro categories, the rule is clear, one property only. For the 250,000 euro category, involving renovation or conversion, there have been cases where the investment was structured across two separate properties, depending on how the deal is set up. Since this is exactly the kind of detail where getting it wrong is expensive, always confirm the structure with a lawyer before committing to anything.
Can I rent out my golden visa Greece property on Airbnb
No. Properties used to qualify for golden visa Greece cannot be used for short term rentals, whether through Airbnb or Booking. Only long term leasing is allowed. If short term rental income is part of your plan, the answer is simple, buy a separate property for that purpose, outside your golden visa investment.
How long does the golden visa Greece process take in 2026
On average, from choosing the property to holding the residence card, expect around 6 to 9 months. The property purchase itself usually wraps up within a few months, and the rest of the timeline covers the golden visa application processing. One small upgrade for 2026, a digital golden visa card is now available, which trims a bit of the paperwork at the end.
Does buying property give me Greek citizenship
Not directly. Golden visa Greece grants a renewable 5 year residence permit with visa free travel across the Schengen area, not citizenship. Greek citizenship can be pursued later through naturalisation, after 7 continuous years of legal residency, and provided certain conditions are met, including a Greek language requirement.
Can I include my family in the application
Yes, and quite generously. A single application can include your spouse, children under 21 (up to 24 if they are still studying), and the parents of both spouses. Everyone receives the same renewable 5 year residency through one investment.
Do I need to live in Greece to keep my residency
No. There is no minimum stay requirement. You can hold the visa for the full 5 years without spending a single day in the country, although most people find at least a few weeks of Greek sunshine hard to resist.
Is golden visa Greece still worth it in 2026
The programme continues to attract steady interest from families and investors across the US, the UK, the Middle East, and Asia, and it remains one of the most accessible residency by investment routes anywhere in Europe, particularly at the 250,000 euro entry level. The market has matured, so success now depends less on speed and more on choosing the right property, the right region, and the right investment structure from day one.
If you are weighing up golden visa Greece as an option, the smartest first step is getting clear, accurate advice before you fall in love with a listing.
Sources: Hellenic Ministry of Migration and Asylum, Enterprise Greece.
If you are looking for a property that qualifies for golden visa Greece in Attica, take a look at a few selections from Epsilon Team below.
https://www.epsilonteam.gr/en/properties/2470663
https://www.epsilonteam.gr/en/properties/2399949
https://www.epsilonteam.gr/en/properties/1993689
For personal guidance on choosing the right property and navigating the golden visa Greece process, contact Epsilon Team Real Estate mrs Anastasia Vassilatou at www.epsilonteam.gr , ee@epsilonteam.gr, +306944626626, +302107212284
Anastasia Vassilatou
