Greece’s Golden Visa 2026 is still Europe’s most accessible route to residence by investment, but the days of simply purchasing any €250,000 apartment and qualifying are over. Greece has a location-based property threshold, a broad range of financial routes, and one new startup route introduced in the last eighteen months.
This is important because Portugal has blocked its residential property route and Spain has closed its scheme entirely. Greece is one of the remaining major EU nations where buying property still grants residency. If you choose the wrong option, it could cost you an additional €400,000.
HA Group helps investors match the right qualifying route to their capital and residency goals before any money moves.
A Quick Look at the Greece Golden Visa 2026
The Greece Golden Visa allows non-EU nationals to live in Greece for five years, and it renews every five years as long as the qualifying investment is maintained. The permit allows visa-free travel within the Schengen Area and has no minimum stay requirements. A single qualifying investment includes the spouse or partner, dependent unmarried children up to 21 and parents of both the applicant and the spouse.
The biggest change came with the 2024 reform, which removed a single price for the whole country and replaced it with a zone-based structure. Now, the minimum requirement depends on the property type, location, and intended use.
Greece Golden Visa Investment Options at a Glance
| Investment Route | Minimum | Key Requirement | Best For |
| Premium-location real estate | €800,000 | Single property of 120 m² | Athens Riviera and island buyers |
| Standard real estate | €400,000 | Single property of 120 m² | Best value per square metre |
| Conversion or restoration | €250,000 | Eligible project category only | Lowest entry cost |
| Elevate Greece startup | €250,000 | Max 33% stake, 2 jobs created | Founders, venture-comfortable |
| Investment fund or AIF | €350,000 | Greek-focused fund only | Managed, no property admin |
| Fixed-term bank deposit | €500,000 | 1 year, auto-renewing | Capital preservation |
| Greek government bonds | €500,000 | 3-year minimum maturity | Low-risk, clean exit |
| Capital contribution to a company | €500,000 | Qualifying share increase | Operating business exposure |
| Listed shares or corporate bonds | €800,000 | Regulated Greek market | Experienced portfolio investors |
Greece Golden Visa Property Investment Options in 2026
Tier 1: €800,000 Real Estate in High-Demand Areas
The €800,000 threshold applies across Attica, Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 inhabitants. The investment must generally be in a single property that meets the applicable 120 m² requirement.
The administrative region of Attica includes all of its cities, not just central Athens. This means that Piraeus, Kifissia, Glyfada, Marousi, Voula, Vouliagmeni, and Chalandri are all in this category.
This route is for purchasers looking for a specific location on the Athens Riviera or an established island asset. Look past the visa at this price point. The investment will succeed or fail based on the title status, selling depth, transfer tax, care, and allowed rental use.
Tier 2: €400,000 Real Estate Everywhere Else
In every other part of Greece, the criteria is €400,000. That’s half the price of the special zone and covers most of the Peloponnese, most of Crete, minor towns, and smaller islands.
Many buyers get stuck on one condition more than any other. The investment must be allocated to a single property encompassing a minimum of 120 m². You can own more than one property, but that one property must meet the requirement. You can’t stack two €200,000 flats on top of each other.
Tier 3: The Special €250,000 Property Route
The “Greece Golden Visa €250,000” remains one of the more desirable routes for 2026, and it is still real. It simply isn’t generic anymore.
The €250,000 route currently only applies to conversions from commercial to residential and restorations of historic or listed buildings elsewhere in the nation. In fact, this means you can buy a residence through a qualified conversion for less than a third of the normal Attica price, in downtown Athens.
The property doesn’t qualify just because the seller says it’s worth €250,000. Your file’s tier depends on the building’s legal category and the allowed works. This means that you need to do your technical and legal research before you sign anything.
Greece Golden Visa Non-Property Investment Options in 2026
Real estate is not the only way to qualify for a Greece Golden Visa.
Tier 4: The New €250,000 Startup Route
This is the most valuable new business choice for the Greece Golden Visa 2026. Under Article 44 of Law 5162/2024, it was introduced, allowing an investor to qualify with €250,000 into a company registered on the Elevate Greece national startup platform. The investor cannot own more than 33% of the share capital or voting rights. The company must generate at least two full-time positions in the first year and keep them for the duration of the permit. The holding term is five years. Capital must come from overseas through fully verifiable channels.
This is an active company exposure with real risk of failure, not a passive asset. It’s not for capital-preservation purchasers, but for entrepreneurs and venture-comfortable investors.
Tier 5: Investment Funds from €350,000
Another way is to purchase qualifying units or shares in a qualified Alternative Investment Fund (AIF). The current rules require a minimum investment of €350,000 with strict requirements on the fund, its management, its assets and its investment plan. This may be a good option for investors seeking exposure to professionally managed assets rather than buying Greek property directly.
But not all Greek or European funds qualify immediately. You need to evaluate the fund’s structure and regulatory requirements before investing.
Tier 6: Bank Deposits, Bonds and Company Investments
A €500,000 fixed-term deposit with a Greek bank qualifies if it is for one year and automatically renews. Greek government bonds are also eligible, with a minimum maturity of three years and a minimum investment of €500,000. For example, a capital contribution to a Greek company of €500,000 or shares in a Greek real estate investment company are also eligible. In contrast, the direct portfolio route through listed shares or corporate bonds on a Greek regulated market is €800,000.
You can’t mortgage any of these routes. You must pay the full qualifying amount in cash.
Key 2026 Rules About Greece Golden Visa Investment
As long as you maintain a qualified investment, you can renew this visa.
Benefits include no minimum physical stay requirement and visa-free travel across the Schengen Area.
One investment to cover your spouse or partner, unmarried children up to 21 and the parents of both spouses without increasing the threshold.
If you want to make money from rentals as part of your business plan, make sure you know what you can and can’t do with the property before you buy it. Short-term and vacation permits for qualified Golden Visa properties are limited.
Make a budget for the investment too. For the main candidate, the government charges €2,000. Each adult family member costs €150, and each registration card costs €16.
Why Investors Still Choose Greece in 2026
Processing is becoming much better. Approvals almost increased to 8,879 in 2025 as decentralised processing reduced waiting times. Proposed legislation in January 2026 included issuing residency cards valid for five years from the date of issue. It has been supported by stricter enforcement against fake real estate proposals, protecting genuine applicants rather than harming them.
FAQs
What is the minimal investment for Greece Golden Visa 2026?
The minimum property investment is €250,000, although this only applies to qualified conversion or restoration projects. The average real estate price is €400,000 or €800,000 depending on the region.
Is there still a way to get a Greece Golden Visa for €250,000?
Yes, but not by purchasing a normal residential home. It is only applicable to the specified eligible categories listed.
Can I get a Greece Golden Visa without purchasing property?
Yes!. Alternative methods may be available depending on the relevant criteria for eligible investment funds, financial instruments, bank deposits and certain corporate investments.
Does the Greece Golden Visa lead to citizenship?
Not automatically. Citizenship is available after about seven years of continuous physical residency plus B1 Greek and integration criteria.
Can I rent out my Greece Golden Visa property?
Long-term letting may be permitted, but short-term and holiday rental restrictions apply to qualifying Golden Visa properties. Confirm permitted use for the specific unit before you buy.
Can I mix two properties to reach the threshold?
No. You need a single property of at least 120 m² for the €400,000 and €800,000 tiers. You can have additional properties, but one must meet the threshold on its own.
Conclusion
Many investors don’t realise how many different types of investments they can make with a Greece Golden Visa in 2026. People talk a lot about real estate, but funds, deposits, bonds, company contributions, and the new startup route all get you the same Schengen access, family coverage, and five-year permit. It’s about identifying an investment that is legally qualified, financially rational and suited to your long-term ambitions.
If you are considering Greece residence by investment, HA Group can help you evaluate your options, understand the 2026 criteria, and proceed with a systematic investment plan.
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