Golden Visa property for sale in Greece: homes that qualify in 2026

To qualify for the Greece Golden Visa in 2026 you buy one home of at least 120 m²: from €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, from €400,000 elsewhere, or €250,000 for a conversion or listed building. Below are the homes we present that meet the test, then the rules.

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€400,000
Minimum in most of Greece (Law 5100/2024)
€800,000
Minimum in Attica, Thessaloniki and islands over 3,100 residents
120 m²
Minimum main living space, in one property
8,879
Initial Golden Visa permits issued in 2025 (Enterprise Greece)

On this page: Minimum investment · By region · Requirements · Residency · Citizenship · Costs · How to apply · Statistics · 2026 changes · FAQ

Which homes for sale qualify for the Greece Golden Visa?

These homes we present meet the 2026 test: one home of at least 120 m² at €800,000 or more in Attica, or €400,000 or more on islands with fewer than 3,100 residents such as Kea. Prices are the developers' asking prices, and we confirm the threshold, title and permits for each home before you commit.

Golden Visa homes for sale presented by BUY GREECE®, October 2026
HomeAreaHomes that qualifyTier
Thiseos 4 maisonetteVarkiza207 m² with garden and pool, €1,185,000€800,000
OinoisGlyfada171 m² at €1,160,000; 208 m² at €1,450,000€800,000
Spartis ResidencesGlyfadaFour of the five listed homes€800,000
Aether ResidencesVouliagmeni127 m² at €860,000; 237 m² penthouse at €1,980,000€800,000
Dafne ResidencesVoulaGarden villas of 236–249 m² from €1,550,000; penthouses of 185–194 m² from €1,730,000€800,000
Nafsika ResidencesVoulaGarden maisonettes of 331 m² and homes of 163–198 m², from €950,000€800,000
Hiron ResidencesKifisiaGarden duplexes of 131 m² at €830,000 and 128 m² at €860,000€800,000
33is ResidencesElliniko162 m² at €960,000€800,000
Two villas on KeaKea, Cyclades180 m² and 240 m², from €1,227,320€400,000

More developments, such as Era 35 and Halcyon in Glyfada and the Lykourgou 5 villa in Vouliagmeni, have homes over 120 m² with prices on request. See all homes from €800,000, or read the complete Greece Golden Visa guide for the full rules, costs and timeline.

Ask which homes qualify for youHomes from €800,000
Updated 16 October 2026 · Reviewed by Kirill Samarits, Founder & CEO of BUY GREECE®

What is the Greece Golden Visa?

The Greece Golden Visa is a residence-by-investment program under Law 5100/2024 that grants non-EU citizens a five-year renewable residence permit when they buy qualifying Greek real estate. The thresholds are €800,000 in all of Attica (Athens and the Riviera included), the Thessaloniki regional unit, Mykonos, Santorini, Evia and every island with more than 3,100 residents; €400,000 in the rest of Greece; and €250,000 for converting a non-residential building to homes or restoring a listed building. The permit covers a spouse or registered partner, children up to 21 and the parents of both spouses, has no minimum stay, and lets holders travel in the Schengen Area for up to 90 days in any 180. A Golden Visa property may be let long-term, but never short-term. Where the €800,000 tier applies: the Attica guide → €400,000 country: the Peloponnese, coast by coast → €250,000 restorations: Monemvasia & the Mani →

What is the minimum investment for the Greece Golden Visa in 2026?

€400,000 in most of Greece, €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini, Evia and every island with more than 3,100 residents, and €250,000 anywhere for converting a non-residential building to homes or restoring a listed building (Law 5100/2024). The amount must be met with one property.

€800,000: Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents

All of Attica (Athens and the Athens Riviera included), the Thessaloniki regional unit, Mykonos, Santorini, Evia and every island with more than 3,100 residents, Crete included. One property with at least 120 m² of main living space.

€400,000: the rest of Greece

Every other area, including the Peloponnese, most of the mainland and islands with 3,100 residents or fewer. One property with at least 120 m² of main living space.

€250,000: conversions and listed buildings

Anywhere in Greece: convert a non-residential building to homes, finished before you apply, or restore a listed building, finished before the first renewal. Breaking the restoration terms means losing the permit and a €150,000 fine. The 120 m² rule does not apply.

Golden Visa minimum investment by region, and the space it buys

The minimum depends only on where the property is. At Q2 2026 average asking prices, the €800,000 minimum buys about 189 m² in Athens' southern suburbs but less than the 120 m² minimum in Vouliagmeni and on Mykonos, so budgets there start higher.

Greece Golden Visa minimum investment by region, with average asking prices, Q2 2026
AreaGolden Visa minimumAverage asking price, Q2 2026Space the minimum buys
Athens southern suburbs (Glyfada, Alimos, Palaio Faliro)Golden Visa minimum€800,000Average asking price, Q2 2026€4,231/m² (Spitogatos)Space the minimum buysAbout 189 m²
Vouliagmeni, Athens RivieraGolden Visa minimum€800,000Average asking price, Q2 2026€7,364/m² (Spitogatos, via dnews.gr)Space the minimum buysAbout 109 m², below the 120 m² minimum
Athens northern suburbs (Kifisia, Marousi, Chalandri)Golden Visa minimum€800,000Average asking price, Q2 2026€3,519/m² (Spitogatos)Space the minimum buysAbout 227 m²
Municipality of AthensGolden Visa minimum€800,000Average asking price, Q2 2026€2,560/m² (Speak Real Estate)Space the minimum buysAbout 313 m²
Thessaloniki: KalamariaGolden Visa minimum€800,000Average asking price, Q2 2026€3,175/m² (Spitogatos, via dnews.gr)Space the minimum buysAbout 252 m²
Crete, the whole island (our reading)Golden Visa minimum€800,000Average asking price, Q2 2026€2,250/m²; Chania €3,102/m² (Spitogatos)Space the minimum buysAbout 356 m²
MykonosGolden Visa minimum€800,000Average asking price, Q2 2026€7,059/m² (Spitogatos)Space the minimum buysAbout 113 m², below the 120 m² minimum
ParosGolden Visa minimum€800,000Average asking price, Q2 2026€5,263/m² (Spitogatos)Space the minimum buysAbout 152 m²
Ionian islands (Corfu, Kefalonia, Zakynthos)Golden Visa minimum€800,000Average asking price, Q2 2026€2,531/m² (Spitogatos)Space the minimum buysAbout 316 m²
Spetses, Hydra, Poros, Kythira and Troizinia-Methana (part of the Attica Region)Golden Visa minimum€800,000Average asking price, Q2 2026Not publishedSpace the minimum buysThe 120 m² rule applies
The Peloponnese, most of the mainland and islands of 3,100 residents or fewerGolden Visa minimum€400,000Average asking price, Q2 2026Not published; our network comparables range €800–€5,500/m²Space the minimum buysVaries; the 120 m² rule applies
Anywhere: a conversion to homes or a listed-building restorationGolden Visa minimum€250,000Average asking price, Q2 2026VariesSpace the minimum buysThe 120 m² rule does not apply

Asking prices for Q2 2026 from Spitogatos (islands report of 16 September 2026; Vouliagmeni and Kalamaria via dnews.gr, 12 July 2026) and Speak Real Estate. Space is the minimum divided by the average asking price, a BUY GREECE® calculation; prime streets cost more than the average.

Greece Golden Visa requirements in 2026

To qualify in 2026 you must be a non-EU national who buys one property at the minimum for its area, with at least 120 m² of main living space in the €800,000 and €400,000 tiers, keeps it for as long as the permit runs and never lets it short-term. Each rule and its source:

Greece Golden Visa rules for property buyers, October 2026
RuleWhat appliesSource
Legal basisWhat appliesLaw 5100/2024, in force since 5 April 2024, applied through Ministry of Migration Circular 1/2026 of 21 April 2026; supporting documents set by KYA 214926/2025SourceMinistry of Migration
€800,000 tierWhat appliesAll of Attica, the Thessaloniki regional unit, Mykonos, Santorini, Evia and every island with more than 3,100 residents, Crete included on our readingSourceCirculars 9/2024 and 1/2026
€400,000 tierWhat appliesEvery other area of GreeceSourceCircular 1/2026
€250,000 routesWhat appliesConverting a non-residential building to homes, or restoring a listed building, anywhere in GreeceSourceCircular 1/2026
The propertyWhat appliesOne property with at least 120 m² of main living space in the €800,000 and €400,000 tiers; parking and storage do not count; co-owners each need a full-tier shareSourceCircular 1/2026
LettingWhat appliesLeases of 60 days or more are allowed; short lets are banned, with loss of the permit and a €50,000 fineSourceCircular 1/2026; IBA, September 2026
The permitWhat appliesFive years, renewable while you keep the property; no minimum stay; a lawyer with your power of attorney can file the renewalSourceIBA, September 2026
FamilyWhat appliesSpouse or registered partner, children up to 21 and the parents of both spousesSourceCircular 1/2026
Government feesWhat applies€2,000 for a renewal and €16 for the permit card; we could not confirm the current first-application feeSourceMinistry of Migration
Pending changesWhat appliesA 15% transfer tax for non-EU buyers was announced for 1 July 2027 and is not yet law; a multi-property route has been proposed but not legislatedSourceTIF 2026 measures; IBA, September 2026

Can you get residency in Greece by buying property?

Yes, if you are a non-EU citizen and one property meets the Golden Visa minimum for its area: €800,000, €400,000, or €250,000 for a conversion or listed building. A cheaper home does not give residency on its own, and EU citizens do not need a Golden Visa to live in Greece.

How to check that a property qualifies for the Golden Visa

The address sets the minimum

Check the tier for the location: €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini, Evia and islands with more than 3,100 residents; €400,000 elsewhere.

One property at or above the minimum

The price of a single property must reach the tier; smaller units cannot be combined, and each co-owner's share must reach it on its own (Circular 1/2026).

At least 120 m² of main living space

Measured on the main-use areas; parking and storage do not count. The rule does not apply to the €250,000 routes.

A clean title and a legal building

Your lawyer checks title, encumbrances and building permits, and the seller provides the engineer's certificate on unauthorised building work (Law 4495/2017, Art. 83).

Long lets only

The property may be leased for 60 days or more, never short-let; short-letting can cost the permit and a €50,000 fine.

Start your search with properties for sale, The Ellinikon on the Athens Riviera, sea view homes and new developments; we run these five checks on any home before you offer.

Greece Golden Visa benefits: no minimum stay, family included and Schengen travel

There is no minimum stay requirement: you keep and renew the permit without living in Greece, and one purchase covers your spouse or registered partner, children up to 21 and the parents of both spouses.

Whole family included

One property covers your spouse or registered partner, your children up to 21 and the parents of both spouses. Children aged 21 to 24 can move to a permit of their own.

No minimum stay

You keep and renew the permit without living in Greece, and there is no obligation to lease the property.

Schengen travel

Holders can travel in the Schengen Area without a visa for up to 90 days in any 180-day period.

Renewable every five years

The permit is issued for five years and renews for as long as you keep the qualifying property. A lawyer holding your power of attorney can file the renewal.

Long-term rental allowed

You may lease the property for 60 days or more. Short lets are banned: they can cost the permit and a €50,000 fine.

Residence, not citizenship

The Golden Visa is a residence permit. Citizenship is a separate application with its own conditions, so ask a Greek immigration lawyer before you count on it.

Does the Greece Golden Visa lead to citizenship?

Not automatically: the Golden Visa is a residence permit, and Greek citizenship is a separate naturalisation application that requires seven consecutive years of lawful residence in Greece.

How long until you can apply for Greek citizenship?

Seven consecutive years of lawful residence before the application (Citizenship Code, Art. 5, as replaced by Law 3838/2010). Shorter periods apply to EU citizens, spouses of Greek citizens with a child and some other groups.

Does time on a Golden Visa count toward citizenship?

The investor and property-owner permits have been accepted residence titles for naturalisation since 2018 (Ministerial Decision 130181/6353). The law asks for residence in Greece, so years spent mostly abroad may not count; confirm your case with a Greek lawyer.

What the naturalisation exam covers

A written test of Greek language and of Greek history, geography and culture, with a €150 fee; a pass earns the certificate of sufficient knowledge for naturalisation (Law 4735/2020, Art. 6).

How much does the Greece Golden Visa cost in 2026?

Budget the minimum investment plus about 8–10% for taxes and fees: roughly €433,000–€444,000 in the €400,000 tier and €865,000–€886,000 in the €800,000 tier.

Greece Golden Visa costs by tier, October 2026 (BUY GREECE® estimate)
Cost€400,000 tier€800,000 tierBasis
Property, at the minimum€400,000 tier€400,000€800,000 tier€800,000BasisLaw 5100/2024
Transfer tax, 3.09%€400,000 tier€12,360€800,000 tier€24,720Basis3% plus a 3% municipal levy, paid by the buyer
Notary, lawyer and Cadastre registration, about 2.3–3.7%€400,000 tier€9,200–€14,800€800,000 tier€18,400–€29,600BasisBUY GREECE® estimate
Agent's commission, 2–3% plus 24% VAT€400,000 tier€9,920–€14,880€800,000 tier€19,840–€29,760BasisNegotiated; no official rate
Permit fees€400,000 tierAbout €2,016€800,000 tierAbout €2,016BasisMinistry of Migration: €2,000 renewal fee and €16 card; guides quote €2,000 for a first application plus €150 per family member
Total, approximately€400,000 tier€433,000–€444,000€800,000 tier€865,000–€886,000BasisBefore running costs such as property tax

If the 15% transfer tax announced for non-EU individuals (expected from about 1 July 2027, not yet law) applied, the tax on an €800,000 home would rise from €24,720 to €123,600, and on a €400,000 home from €12,360 to €61,800. How it treats Golden Visa buyers is unresolved.

How to apply for the Greece Golden Visa: steps and processing time

You buy the property first and apply afterwards. The Ministry of Migration publishes no official processing time, and in July 2026 it reported 6,315 initial investor applications still pending, 1,902 of them filed in 2024.

1. Choose the tier and the region

We match your goals and budget to the right tier: €800,000 in Attica, Thessaloniki and the larger islands, €400,000 on the mainland and the smaller islands, or a €250,000 conversion or listed building.

2. Shortlist homes that qualify

We shortlist single properties at or above the tier with at least 120 m² of main living space, from developer projects and resale listings, with video tours or an accompanied visit.

3. Tax number, bank account and legal checks

You get a Greek tax number (AFM) and a bank account, and an independent Greek lawyer checks title, permits and Golden Visa eligibility before you sign.

4. Buy before a Greek notary

The deed is signed before a notary, in person or through a power of attorney, and registered with the Hellenic Cadastre.

5. File the application and give biometrics

Your lawyer files the application with the documents set by KYA 214926/2025, and you attend a biometrics appointment in Greece; we coordinate the paperwork until the permit card is issued.

6. Receive the card and renew every five years

The permit is issued for five years and renews while you keep the property; a lawyer holding your power of attorney can file the renewal, and the Ministry lists a €2,000 renewal fee.

Greece Golden Visa in numbers: permits, applications and investors

Greece issued 8,879 initial Golden Visa permits in 2025, nearly double the 4,535 of 2024, while new applications fell to 7,021 from 9,372.

Greece Golden Visa statistics, 2024 to July 2026
MeasureFigureSource
Initial investor permits issuedFigure8,879 in 2025; 4,535 in 2024SourceEnterprise Greece
New investor applicationsFigure7,021 in 2025; 9,372 in 2024SourceMinistry of Migration
Initial investor applications pendingFigure9,958 at the end of 2025; 6,315 in July 2026, 1,902 of them filed in 2024SourceMinistry of Migration
Active initial permits, end of 2025Figure20,732 for investors and 40,902 for their family membersSourceMinistry of Migration
Largest investor nationalities, end of 2025FigureChina 47.9% and Turkey 15.9%, then Lebanon, Iran, the UK, Israel and the USSourceMinistry of Migration
Net foreign direct investment in Greek real estateFigure€2,056 million in 2025, €1,217 million of it from outside the EU and €88 million from the US; €2,750 million in 2024SourceBank of Greece, in the TIF 2026 measures

Ministry of Migration and Asylum monthly tables and Enterprise Greece, as compiled by Aegalis and published by Stacker on 6 October 2026; Bank of Greece data as listed in the Ministry of National Economy and Finance TIF 2026 measures.

Greece Golden Visa news and changes in 2026

The Golden Visa thresholds have not changed in 2026; the changes are in how the rules are applied and what is planned for 2027.

11 November 2025: the application documents are set

Joint ministerial decision 214926/2025 (ΦΕΚ Β' 6014) lists the supporting documents for a Golden Visa application.

21 April 2026: Circular 1/2026 consolidates the rules

The Ministry of Migration's circular confirms the single-property rule, the 120 m² minimum, the co-ownership test and the short-let ban.

July 2026: the queue shortens

Pending initial investor applications fell to 6,315, from 9,958 at the end of 2025 (Ministry of Migration tables).

17 August 2026: a multi-property route is proposed

The National Housing Strategy 2026–2035 (ΦΕΚ Β' 5200) proposes a Golden Visa through several long-let homes; it needs legislation and is not open to applicants.

6 September 2026: a 15% transfer tax is announced

The government announced a 15% transfer tax for non-EU individuals buying homes from about 1 July 2027; it is not yet law, and it does not exempt Golden Visa buyers.

Every rule change is logged with its date on our Greek property law tracker.

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Greece Golden Visa questions and answers

What is the minimum investment for the Greece Golden Visa in 2026?

€400,000 in most of Greece and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, under Law 5100/2024. A €250,000 route exists only for converting a non-residential building to residential use or restoring a listed building, anywhere in Greece. The old thresholds survived only where a 10% deposit was paid by 31 August 2024 and the purchase completed by 31 December 2024 (Ministry of Migration, Circular 9/2024).

What are the Greece Golden Visa requirements in 2026?

A non-EU applicant buys qualifying Greek real estate at the tier for its location and keeps it for as long as the permit runs. In the €800,000 and €400,000 tiers it must be one property with at least 120 m² of main living space; parking and storage do not count. The property may be let long-term but not short-term. Supporting documents follow KYA 214926/2025, and current practice follows Ministry Circular 1/2026 of 21 April 2026.

Does the Golden Visa threshold under Law 5100/2024 have to be met with a single property?

Yes. Since Law 5100/2024, the €800,000 and €400,000 tiers must be met with one property; smaller units cannot be added together to reach the amount. Co-owners can qualify only if each investor's share reaches the tier on its own, while the 120 m² minimum applies to the whole property. A multi-property route through long-let homes was proposed in the National Housing Strategy 2026–2035 but has not been legislated (Ministry Circular 1/2026; IBA, September 2026).

Is there a minimum stay requirement for the Greece Golden Visa?

No. There is no minimum stay and no obligation to lease the property; the permit stays valid and renewable as long as you hold the qualifying investment. It is issued for five years, and a renewal can be filed by a lawyer holding your power of attorney (IBA, September 2026; Ministry Circular 1/2026). Long-term leases are allowed, but a Golden Visa property may not be let short-term.

Does the Greece Golden Visa lead to citizenship?

Not automatically. The Golden Visa is a residence permit; Greek citizenship is a separate naturalisation application after seven consecutive years of lawful residence (Citizenship Code, Art. 5), with a written exam on Greek language, history and culture (Law 4735/2020). The investor permit has been an accepted residence title since 2018, but the years must be genuine residence in Greece, so confirm your case with a Greek lawyer. Read our legal guide for U.S. buyers and the full FAQ for more.

Is Crete in the €800,000 or €400,000 Golden Visa zone?

Our reading is €800,000 everywhere on Crete. The €800,000 tier covers every island with more than 3,100 residents, Crete had 624,408 residents in the 2021 census (ELSTAT), and the Ministry applies the test to whole islands, as it did for Evia. No official text names Crete or splits an island by municipality, so confirm the tier for the specific property with a Greek lawyer.

What is the Greece Golden Visa processing time in 2026?

The Ministry of Migration publishes no official processing time, and queues are long: in July 2026 it reported 6,315 initial investor applications pending, 1,902 of them filed in 2024. The purchase comes first: tax number (AFM), legal due diligence and the notarial deed; the application then follows the documents set by KYA 214926/2025. A Greek lawyer can give a current estimate for your region.

How much does the Greece Golden Visa cost in 2026?

Budget the minimum plus about 8–10%: roughly €433,000–€444,000 in the €400,000 tier and €865,000–€886,000 in the €800,000 tier (BUY GREECE® estimate). That covers 3.09% transfer tax, notary, lawyer and Cadastre fees, an agent's commission and permit fees; the Ministry of Migration lists €2,000 for a renewal and €16 for the permit card. A 15% transfer tax for non-EU buyers was announced for about 1 July 2027 and is not yet law; how it treats Golden Visa buyers is unresolved.

Can I get residency in Greece by buying property?

Yes, if you are a non-EU citizen and the purchase meets a Golden Visa tier. The tiers are €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands of more than 3,100 residents, €400,000 in the rest of Greece, and €250,000 for a conversion to homes or a listed-building restoration. In the €800,000 and €400,000 tiers it must be one property with at least 120 m² of main living space. A cheaper home does not give residency on its own, and EU citizens do not need a Golden Visa to live in Greece.

Will the 15% transfer tax apply to Golden Visa buyers?

It is not settled. In September 2026 the government announced a 15% transfer tax for non-EU individual buyers, up from 3.09%, expected from 1 July 2027. No bill had been published by 12 October 2026, and the announcement does not exempt Golden Visa buyers; industry bodies are asking for an exemption or a lower rate, with 8% reported. Until a law passes, transfer tax stays at 3.09%, and we will update this answer when a bill is published.

How many Greece Golden Visas have been issued?

Greece issued 8,879 initial Golden Visa permits in 2025 and 4,535 in 2024 (Enterprise Greece). At the end of 2025 there were 20,732 active initial permits for investors and 40,902 for their family members, with Chinese and Turkish investors holding about 48% and 16% (Ministry of Migration tables, via Stacker, 6 October 2026).

What are the best areas in Athens for a Golden Visa property?

All of Attica is in the €800,000 tier, so the choice is about what that budget buys. At Q2 2026 average asking prices it buys about 313 m² in the Municipality of Athens, 227 m² in the northern suburbs and 189 m² in the southern suburbs, but only about 109 m² in Vouliagmeni, below the 120 m² minimum (Spitogatos; Speak Real Estate; our calculation). Golden Visa homes can be let long-term only, wherever they are.

Sources and legal basis

This guide is maintained by BUY GREECE®, a U.S. property technology real estate company that markets Greek real estate investments to American and international buyers, with offices in Chicago and Glyfada, Athens. It is reviewed by Kirill Samarits, Founder & CEO, and updated when the rules change; every dated change is logged in our Greek property law tracker. General information, not legal or immigration advice: a Greek lawyer confirms each case.

BUY GREECE® is a registered trademark in the United States and the European Union. All our reviews are 5 stars on Trustpilot.