Greece's Golden Visa 2026: New Thresholds and Faster Processing

Greece has updated the eligibility criteria for the “Golden Visa” and expedited the application review process. Learn more about the program’s new terms for 2026

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Greece’s “Golden Visa” program is entering a new phase. Updated legislation has introduced tiered investment thresholds for real estate, and the relevant authorities in Athens have significantly reduced application processing times following several years of a substantial backlog. ImiDaily reports on this.

We’ll discuss the current investment thresholds, the real estate category for €250,000, financial alternatives, changes in processing times, and market outlook for 2026 further in this article.

Are you planning to apply for a Greek Golden Visa through a real estate investment or a financial instrument?

The lawyers at Visit World will help you choose an investment category that fits your budget and will guide you through the application process until you receive your residence permit.

What has changed with the Greek Golden Visa?

In Greece, the “Golden Visa” market has undergone a significant transformation following amendments to Article 100 of Law No. 5038/2023. The previous flat threshold of 250,000 euros for real estate investments no longer applies as a general rule.

Instead, a system based on geographical criteria has been introduced.

The update affected more than just investment amounts. The Ministry’s explanatory guidelines from 2026 further clarified the procedure for applying the preferential category of 250,000 euros, and administrative authorities have taken steps to expedite the processing of backlogged cases.

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Investment Thresholds by Region

Current Greek legislation provides for the following minimum investment thresholds for real estate:

• 800,000 euros — for properties in the Attica region, the regional district of Thessaloniki, on the islands of Mykonos, Santorini, and other Greek islands with a population of more than 3,100 residents;
• 400,000 euros — for properties in the rest of Greece;
• €250,000 — for certain categories of real estate, which will be discussed below.

For the €800,000 and €400,000 categories, the investment must generally pertain to a single property. For an already constructed property or one with an issued building permit, the floor area of the main premises must meet the statutory minimum of 120 square meters.

Learn more about rental yields on real estate for the Greek Golden Visa by following the link.

Options for investors with a budget of 250,000 euros

The 250,000-euro threshold applies to two categories of real estate regardless of location—including Athens and other high-demand areas. The first category includes properties whose primary use is being converted to residential in accordance with the conditions set forth by law (primarily former commercial or non-residential properties that are legally being converted into residential units). The second category covers state-protected buildings, where the investor undertakes to restore them.

Explanatory guidelines issued by the Ministry in 2026 established additional rules: for the conversion process, the corresponding change in use must be completed before submitting a “Golden Visa” application, and the special €250,000 provision cannot be reused indefinitely through successive sales of the same converted property.

5 unique places in Greece worth visiting at least once in a lifetime— listed here.

Alternative Paths: Financial Instruments

Greek legislation also allows for obtaining a “Golden Visa” through financial investments—without purchasing real estate. Among the available alternatives are participation in relevant alternative investment funds, other eligible financial instruments, and time deposits in Greek financial institutions, in each case subject to specific legal conditions.

For example, participation in an alternative investment fund that invests in Greece can be structured with a minimum investment of 350,000 euros—provided that the legal requirements for the fund and its manager are met. This format is suitable for investors who prefer regulated financial instruments over purchasing and managing real estate.

Accelerated Processing of Applications in Athens

In recent years, the rapid increase in the number of applications for the Greek “Golden Visa” has led to a significant backlog of cases with the competent authorities, particularly in Athens. Waiting times, which were previously relatively short, have stretched to many months—and in some periods, even longer.

Currently, the situation has improved significantly. The competent authorities in Athens have taken steps to speed up processing, and in practice, cases are moving forward much faster than during periods of the greatest backlog. Applications that previously remained pending for a long time are increasingly being processed in shorter timeframes.

Read about the best cities in Greece to move to in 2026 in this article.

Outlook for the Program in 2026

Despite the steady increase in real estate investment thresholds, international demand for the Greek “Golden Visa” remains strong. The market is becoming more segmented: the €250,000 category appeals to investors seeking the lowest entry cost; the 400,000-euro category redirects capital to regions outside the most saturated markets; the 800,000-euro-and-up segment focuses on prestigious areas of Athens and other established real estate markets.

Stable demand is also expected for carefully structured renovation projects priced at 250,000 euros—particularly in Athens and Piraeus, where investors can combine a lower entry threshold with access to major urban markets. Financial alternatives are projected to play an increasingly prominent role among investors interested in obtaining residency without purchasing real estate.

Read also: The €100,000 flat-rate tax in Greece. Conditions, requirements, and how to obtain non-dom status in 2026.

Legal Support from Visit World

Obtaining a Greek “Golden Visa” is a multi-stage process that involves verifying the real estate property or financial

instrument, preparing documents for the investor and their family members, and liaising with the relevant Greek authorities.

Qualified legal support helps structure the investment in accordance with current thresholds and minimize the risk of delays during the review process.

The Visit World portal offers the services of a business attorney who assists clients at every stage of obtaining a residence permit in Greece—from selecting the appropriate investment category to submitting the application.

Schedule a consultation to receive a personalized action plan tailored to your budget and goals!

Reminder! In our previous article, we wrote about little-known Greek islands in 2026, where you can find an authentic vacation away from the crowds.

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Products from Visit World for a comfortable trip:

Checklist for obtaining a visa and the necessary documents in Greece;

Legal advice on immigration to Greece;

Travel insurance for foreigners in Greece;

Medical insurance around the world.

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