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Visa2Greece was founded in Greece by a team of leading professionals in the fields of legal, tax, real estate, and financial planning. Our purpose is to help our clients issue a Golden Visa, therefore ensuring a residence permit in Greece, allowing business activity practice within the European Union and free movement in Schengen countries without a travel visa. We can help you buy a real estate in Greece which also allows you to obtain a Golden Visa and suggest investment opportunities from a well-diversified real estate investment portfolio. Our huge experience in the issuance of residence permits creates a feeling of trust in our clients throughout the entire duration of the process.

The Greek Golden Visa program has undergone significant structural changes. As of January 2026, new laws have shifted the focus from simple property acquisition to urban regeneration and administrative efficiency. Here are the updated requirements for the Golden Visa in Greece:

1. New Investment Thresholds (2026) The investment amount now depends strictly on the location and type of property:

€800,000 (Tier 1): Applies to high-demand areas, including the entire Attica region (Athens and surrounding suburbs), Thessaloniki, Mykonos, Santorini, and all islands with a population over 3,100.

€400,000 (Tier 2): Applies to all other regions of Greece.

€250,000 (Special Exception): You can still qualify at the lower rate regardless of location if you invest in: Commercial-to-Residential Conversions: Buying a commercial building (like an office or warehouse) and converting it into a home. Listed Buildings: Purchasing and fully restoring a historic "listed" property.

2. Critical New Property Rules To prevent investors from buying up small family apartments, the government has added these restrictions:

Single Property Only: You can no longer combine three €150,000 apartments to reach a threshold. You must invest the full amount in one single property.

Minimum Size: For the €400k and €800k tiers, the property must be at least 120 square meters (1,291 sq. ft). Short-Term Rental Ban: Properties bought under the new Golden Visa rules cannot be rented out via platforms like Airbnb or Booking.com. They can only be used for long-term residential leases.

3. Procedural "Logical" Update (January 2026) A new law introduced this month fixes a major frustration for investors:

Validity Start Date: Previously, your 5-year residency permit started on the day you applied. Because of backlogs, many people received their cards with only 3 or 4 years left.

The Fix: From 2026 onwards, the 5-year validity officially starts on the date the card is issued, ensuring you get the full 60 months of residency you paid for.

4. Required Documentation & Fees Government Fee: €2,000 for the main applicant; €150 for family members (spouses and children under 21).

Health Insurance: Must have a private Greek health insurance policy.

Clean Record: A certified criminal record check from your home country.

AFM Number: You must obtain a Greek Tax Identification Number (AFM) to complete any purchase.

Summary Table

Investment Type Minimum Amount Min. Size Airbnb Allowed?

Prime Areas (Athens, islands) €800,000 120 sqm No

Other Areas €400,000 120 sqm No

Commercial Conversion €250,000 None No

Listed Building Restoration €250,000 None No

The issuance of a Golden Visa also ensures a temporary residence permit for all family members up to 21 years old.

Third county citizens may obtain a Golden Visa in the following cases:

• Purchase a real estate with a value of more than €250 000
• Lease agreement for at least ten years
• A more than €400 000 investment in a registered company in Greece
• Purchase of government bonds of more than €400 000
• A bank deposit over €400 000 in Greece.

The holders of a Golden Visa for 7 years may apply for the acquisition of Greek citizenship. If you meet the criteria for a citizenship, you may also have access to Schengen countries. If you don’t wish to apply for a citizenship, you can maintain a permanent resident status, provided you renew your permit every five years and preserve your investment.

After you have made your investment, you may apply for a Golden Visa either at the respective embassy in your country or to a competent body abroad. In any case, the first point of reference should be the embassy.

The procedure for issuing a Golden Visa is completed within 20 days from the first contact with our team.

Our team:

• Provides material support in helping you find the real estate that matches your preferences from a wide range of properties available in our portfolio
• Undertakes the purchase and management of your real estate
• Undertakes the submission of all the documents that are required to apply for a Golden Visa, representation to the competent authorities and execution of all necessary legal procedures
• All tasks are completed upon the delivery of the Golden Visa

The Greece Golden Visa Program is considered one of the most affordable residence by investment programs

that provide access to Europe. Successful applicants and their families

are able to benefit from visa-free access to Europe’s Schengen Area within two months of applying.

We support you in every stage of the process to be followed, in order to acquire the Greek citizenship.

We help you gather the necessary documents, we submit them to the competent authority, we monitor the progress of your file processing, we submit expedite requests as long as the legal conditions are met and provide support if you find any problems throughout the examination of your file from the competent authorities.

To acquire the Greek citizenship, you must be resident in Greece for 7 years with a residence permit or for 3 years with a residence permit, if:

• You come from a country of the European Union.
• You are a political refugee.
• You have an ID card for stateless residents.
• You are husband/wife or parent of a Greek citizen.
• By naturalization
• For special reasons
• By birth
• For study purposes                                                             
• By adoption
• By recognition of the right to Greek citizenship
• By recruitment into the arm forces
• By honorary naturalization

Are you entitled to Greek citizenship?

What is the process and the necessary documents to acquire the Greek citizenship?