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The Greece Golden Visa is a residence-by-investment programme that allows eligible non-EU citizens to obtain a residence permit in Greece through qualifying real estate investments.
The programme is particularly attractive to international buyers who wish to purchase property in Greece for personal use, holidays or long-term investment, while benefiting from the opportunity to reside in the country.
Greece Golden Visa in 2026: Requirements and Investment Thresholds
The programme is governed primarily by Article 100 of Greek Law 5038/2023, as amended by Law 5100/2024, together with subsequent legislation and administrative guidance.
The minimum investment amount depends on the location and category of the property.
Property Investment from €400,000
In Halkidiki and most other regions of Greece, the standard minimum investment threshold for the Golden Visa is €400,000.
Under the standard property investment route, the main requirements include:
- The investment must generally concern a single property.
- For developed properties or properties with an issued building permit, the minimum area of the main-use spaces is 120 square metres.
- The property and purchase transaction must satisfy all applicable legal requirements.
Property Investment from €800,000
The higher minimum investment threshold of €800,000 applies to:
- The Attica region, including Athens.
- The Regional Unit of Thessaloniki.
- Mykonos and Santorini.
- Greek islands with a population exceeding 3,100 inhabitants, according to the latest census.
The standard requirements concerning a single property and a minimum main-use area of 120 square metres also apply.
Greece Golden Visa from €250,000: Special Investment Categories
Greek legislation provides specific exceptions allowing qualifying property investments from €250,000.
These exceptions are not available for ordinary residential property purchases.
1. Conversion of Property to Residential Use
This category concerns qualifying properties whose main-use spaces are converted to residential use in accordance with Greek law.
The change of use must meet the applicable legal conditions and be completed before the residence permit application is submitted.
Additional requirements and supporting documents apply.
2. Restoration of Listed or Protected Buildings
A €250,000 investment threshold may also apply to qualifying listed or protected buildings that are subject to restoration or reconstruction requirements.
Investors must comply with the specific obligations concerning the restoration of these properties.
For these special investment categories, the standard 120-square-metre minimum area requirement does not apply.
Important: Purchasing an ordinary apartment or house in Halkidiki for €250,000 does not, by itself, qualify for a Golden Visa under the current standard investment rules.
Important Tax Changes Planned for July 2027
Planning to purchase property in Greece to obtain a Golden Visa? Upcoming tax changes could significantly affect your total investment costs.
In September 2026, the Greek government announced plans to increase the property transfer tax on residential property purchases by certain categories of non-EU buyers from 3% to 15%.
Including the applicable municipal surcharge, the effective tax rate could rise from 3.09% to 15.45%.
The announced target date for the new rules is 1 July 2027.
However, as of October 2026, the measure has not yet been enacted into law. Its final scope, exemptions, commencement date and transitional provisions remain subject to legislative confirmation.
How Much Could Property Purchase Costs Increase?
For example, assuming a taxable property value of €400,000:
- Property transfer tax at the current effective rate of 3.09%: €12,360.
- Property transfer tax at the proposed effective rate of 15.45%: €61,800.
- Potential additional cost: €49,440.
For a taxable property value of €800,000, the potential difference could reach €98,880.
These figures are illustrative and assume that the relevant transfer tax applies to the transaction. They exclude other purchase costs and any applicable exemptions.
Why Start Planning Your Property Purchase Now?
If you are considering a Golden Visa property investment in Halkidiki, now is a good time to begin exploring suitable opportunities.
Finding the right property, conducting legal due diligence, preparing documents and completing a purchase can take time.
Completing an eligible property purchase before any new tax rules take effect could result in substantial savings.
Dionisiou Real Estate can help you explore suitable properties in Halkidiki and coordinate the purchasing process with qualified legal professionals.
Contact us today to discuss available properties and begin planning your investment under the current rules.
Important: The proposed property transfer tax increase is a government-announced measure, not an enacted law as of October 2026. Certain categories of buyers, including qualifying long-term residents and people of Greek origin, are expected to be exempt. The tax treatment of each transaction should be confirmed with a qualified Greek lawyer or tax adviser.
What Are the Benefits of the Greece Golden Visa?
Subject to meeting the applicable requirements, qualifying investors may obtain a five-year residence permit, which can be renewed.
The programme offers:
- The right to reside in Greece under a valid residence permit.
- The possibility of short visits to other Schengen countries, subject to the applicable travel rules.
- The possibility of obtaining residence permits for eligible family members.
- The opportunity to renew the permit while the relevant legal conditions continue to be met.
A Golden Visa does not provide an unrestricted right to employment in Greece and does not constitute a work permit for other EU countries.
Holding a Golden Visa does not automatically lead to Greek citizenship.
Can Golden Visa Properties Be Rented Out?
Specific restrictions apply to properties acquired under the Golden Visa programme.
In particular, qualifying properties may not be used for short-term rentals within the sharing economy, including typical holiday-letting arrangements through online booking platforms.
Long-term rentals may be permitted, subject to the property’s investment category and applicable legal restrictions.
Investors should verify the permitted use of each property before purchasing it.
Golden Visa Renewal
The initial investor residence permit is generally valid for five years.
Renewal is possible if the relevant legal requirements continue to be satisfied, including the maintenance of the qualifying investment.
Renewal is not automatic. Investors must follow the applicable administrative procedure and provide the required documentation.
How to Apply for a Greece Golden Visa
The process generally includes the following steps:
- Selecting a property that meets the investment requirements.
- Conducting legal due diligence on the property and transaction.
- Preparing the necessary documents and completing the purchase.
- Registering ownership and obtaining the required certificates.
- Preparing and submitting the residence permit application.
- Completing the relevant administrative procedures, including biometric enrolment where required.
The exact documentation and application procedure depend on the investment category, the applicant’s circumstances and the administrative rules in force.
Buying Property in Halkidiki with Dionisiou Real Estate
Dionisiou Real Estate specialises in property sales across the Halkidiki peninsula, including Kassandra, Sithonia and other desirable locations.
We assist international buyers in finding apartments, houses, villas and other properties that match their budget, preferences and investment objectives.
If you are considering purchasing real estate under the Greece Golden Visa programme, we can help you identify suitable opportunities and coordinate with qualified legal professionals to assess whether a property meets the applicable requirements.
Contact Dionisiou Real Estate to explore property opportunities in Halkidiki and plan your purchase.
For an overview of other residence permit options, please visit our page: Residence Permit in Greece.
For official immigration information, consult the Greek Ministry of Migration and Asylum.
Important Legal Information
Purchasing real estate in Greece does not automatically guarantee the issuance of a residence permit.
Golden Visa applications are assessed by the competent Greek authorities based on the applicable legislation and supporting documents.
This article is provided for general information purposes only and does not constitute legal or tax advice. Before purchasing property for a Golden Visa application, consult a qualified Greek lawyer and verify the latest legal and tax requirements.
Last updated: October 2026.
