Greece Golden Visa 2026: €800,000, €400,000 and €250,000 Tiers

Reviewed by Jane Katkova, Founder & Licensed CICC Consultant· Last updated: September 2026

The Greece golden visa has three prices since Law 5100/2024: €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents; €400,000 everywhere else; €250,000 for completed commercial-to-residential conversions or listed-building restorations anywhere. At the two higher tiers the purchase must be one property of at least 120 m².

Greece golden visa tiers: €250,000, €400,000 and €800,000 thresholds

• Top Investment Tier of €800,000. Attica (all of greater Athens), Thessaloniki regional unit, Mykonos, Santorini, islands over 3,100 residents
• Standard Investment Tier of €400,000. all other regions, mainland and islands under 3,100 residents
• Conversion Tier of €250,000. commercial-to-residential conversion or listed-building restoration; completed before filing; any location
• Minimum Property Size of 120 m². one single property at €400,000 and €800,000; no size rule at €250,000
• No Short-Term Lets Permitted. €50,000 fine and possible revocation; long-term tenancies allowed
• Current Thresholds in Force Since 31 March 2024. transitional deals at old prices expired in 2024–25
• Renewable 5-Year Residence Permit. no minimum stay
• Verified on 27 September 2026. Ministry of Migration and Asylum

Greece golden visa investment thresholds by region

Location decides the price. The list of €800,000 areas is fixed in the law; anything not on it is €400,000. The €250,000 tier depends on the building type, not the location.

The pre-2024 prices (€250,000 everywhere, then €500,000 in the high-demand zones) no longer apply to new purchases. Figures verified 27 September 2026.

Greece golden visa property rules: 120 m² minimum and conversions

One property, 120 square metres. At €400,000 and €800,000 you buy a single unit whose registered area is at least 120 m². Two 70 m² flats do not add up, and a 110 m² flat with a 20 m² storeroom is argued about, so we insist on the deed area before a preliminary contract. The rule exists to push investors out of the small-flat market that Greek renters use. The €250,000 conversion tier is exempt.

Conversions must be finished. The €250,000 price is only available where the change of use from commercial to residential has been completed and registered before the golden visa application is filed. Developers sell 'conversion projects' off-plan; you can buy one, but you cannot file until the paperwork shows a home, not an office. Listed-building restorations follow the same logic: the restoration must be done.

What is unchanged across tiers. No minimum stay, family included, no short-term rental, five-year renewable permit, and the same taxes: 3.09% transfer tax (or 24% VAT on a new build where the developer has not opted into the VAT suspension that runs to 31 December 2026), 3–4% for notary and lawyer, about €2,000 state fee per adult. The proposed 15% transfer tax for non-EU buyers from 2027 would apply at every tier.

Greece golden visa tiers: benefits and risks of each threshold

Advantages

• €400,000 secures a full-size home. Outside the €800,000 zones, that is a three-bedroom home with land in the Peloponnese or a village house on Crete's quieter coast.
• €250,000 keeps Athens possible. A completed conversion in central Athens is the lowest-priced golden visa property in the EU today.
• €800,000 is where resale is deepest. Athens and the famous islands have the most buyers when you sell; the lower tiers have thinner markets.
• The tiers are fixed in law. Law 5100/2024 sets the list; changes need Parliament, which gives you some warning.

Limitations and risks

• Location lists surprise people. Crete, Rhodes and Corfu are €800,000 because of their population, not their price level.
• The 120 m² rule excludes most entry-level stock. Most Athens flats under €400,000 are below 120 m²; the rule and the price together push you toward houses or the conversion tier.
• Conversions require careful due diligence. Some are marketed before the change of use is registered; some sit in buildings that remain partly commercial. We verify the change of use at the land registry, not in marketing material.
• Thresholds have risen twice since 2023. €250,000 became €500,000 in the high-demand zones in 2023 and €800,000 in 2024. A third rise is possible; buy on current rules and file promptly.

Greece golden visa tier selection for US and Canadian applicants

For US and Canadian citizens

Most of our American and Canadian clients want a home they will use for winters or summers, not an Athens investment flat. That points to €400,000 in the Peloponnese, Pelion, Halkidiki or a smaller island, where 120 m² with a garden is realistic. If you plan to stay under 183 days a year, the tier does not change your US or Canadian tax position; if you plan to retire there, the 7% flat rate for foreign pensioners may apply and Canadians should plan departure tax before leaving. Completing in 2026 is advisable where possible: the proposed 15% transfer tax for non-EU buyers would add €48,000 to a €400,000 purchase.

For US and Canada residents on another passport

If Schengen access and a contingency residence are the goal rather than a holiday home, the tier is a cost question. €250,000 conversions are the lowest entry point but the stock is scarce and resale is uncertain; €400,000 outside the high-demand zones is the usual choice. Whatever the tier, the purchase money must come by bank transfer from an account in your name, and source-of-funds evidence is checked as closely as in any citizenship programme.

Request a written Greece golden visa tier and cost assessment

Bring your budget and how you will use the home. We come back in writing with the tier, the areas that fit, the tax bill at today's rate and at the proposed 2027 rate, and the full government fee list. Book a consultation.

Frequently asked questions

Is the Greece golden visa still €250,000?

Only for completed commercial-to-residential conversions or listed-building restorations. A standard home costs €400,000 in most of Greece and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. The old €250,000 price for any property ended in 2024.

Is Crete €400,000 or €800,000?

€800,000. The top tier covers every island with more than 3,100 residents, which includes Crete, Rhodes, Corfu, Kos, Paros and Naxos. Only small islands and the mainland outside Attica and Thessaloniki are €400,000.

Can I combine two properties to reach the threshold?

Not at €400,000 or €800,000, where the law requires a single property of at least 120 m². The €250,000 conversion tier has no size rule. Non-property routes (funds from €350,000; bonds, deposits or shares at €500,000) are the alternative if property does not fit.

Has the Greece golden visa expanded to new investment types?

Since 2024 the non-property routes are funds (€350,000), and government bonds, bank deposits or company shares (€500,000), held for three years. There is no start-up or business route comparable to Portugal's, and no donation route.

This guide is part of our Greece Residency by Investment: Golden Visa overview.

Official sources and references

1. Greece Ministry of Migration and Asylum
2. IMI Daily: Greece to raise property transfer tax to 15% for non-EU buyers (September 2026)
3. KPMG: Greece VAT suspension on new real estate extended to 31 December 2026