The Greece Golden Visa program has seen several important changes since 2024. Law 5100/2024 introduced new investment thresholds of €800,000 and €400,000, a minimum property size of 120 square meters, and restrictions on the use of newly acquired Golden Visa properties for short-term rentals.
Additional Greece Golden Visa changes were introduced by Law 5275/2026, published on 6 February 2026, which introduced the Golden Visa startup route as a new non-real estate investment option.
The Greek government has also reduced average processing times from 9 to 12 months to around 4 to 6 months and proposed reforms to make sure investors receive the full benefit of their five-year residence permit.
For a complete overview of the program, including eligibility requirements and expert insights, read our Greece Golden Visa guide. This guide is to keep Global Citizen Solutions clients and prospective clients informed about any changes that have happened in the Greece Golden Visa over time and changes that continue to occur.
What changed under the Law 5100/2024 and Law 5275/2026?
How the Greek Golden Visa Investment Options Changed
- Higher investment thresholds: The minimum real estate investment increased from €250,000 nationwide to €400,000 in most mainland regions and smaller islands, or €800,000 in high-demand areas such as Athens, Thessaloniki, Mykonos, Santorini, and larger islands.
- New startup investment route: A new €250,000 startup option allows non-EU investors to qualify by investing in an Elevate Greece-registered startup. Investors cannot own more than 33% of the company, and the startup must create and maintain at least two full-time jobs for five years.
- Changes to the €250,000 property route: The €250,000 real estate option is still available, but only for two types of projects: converting commercial properties into homes or restoring listed and historic buildings. For historic buildings, the restoration must be completed before the first five-year permit renewal.
- Stricter property purchase rules: Real estate is still the main investment route, but investors can no longer combine the value of multiple properties to meet the minimum investment threshold. The full investment must now be made in a single property.
Property Use Restrictions and €50,000 Compliance Fines
- Short-term rental restrictions: Properties purchased under the current Greece Golden Visa rules cannot be listed on short-term rental platforms such as Airbnb or Booking.com. They also cannot be rented out through third-party subleasing arrangements. Only long-term residential rentals are allowed.
- The penalty mandate: Any breach of the short-term rental ban triggers an immediate, non-negotiable administrative fine of €50,000, and the residence permit will be revoked.
Read our full Greece Golden Visa expert guide and speak to our immigration specialists to start your global journey
Old Rules vs New Rules
| Previous Rules | Current Rules |
|---|---|
| €250,000 minimum investment nationwide | €800,000 in prime areas (Athens/Attica, Thessaloniki, Mykonos, Santorini, and larger islands) or €400,000 in most mainland regions and smaller islands. |
| No minimum property size | A minimum property size of 120 m² is required for new build and permit active properties under the €400,000 and €800,000 investment tiers. |
| Short term rentals (such as Airbnb and Booking.com) generally allowed | Short term rentals are prohibited for qualifying properties. Breaches can result in a €50,000 fine and the loss of the residence permit. |
| Real estate was the only main investment option | A new €250,000 startup investment route has been introduced for investments in an Elevate Greece registered startup, with a maximum 33% ownership stake and a requirement to create and maintain two full time jobs. |
| The €250,000 property route was available nationwide for most property types | The €250,000 property route is now limited to commercial to residential conversions and the restoration of listed or historic buildings. |
| The five year residence permit was counted from the application date | A proposed reform would start the five year validity period from the date the residence card is issued instead of the application date. |
| Average processing times of 9 to 12 months | The government aims to reduce average processing times to 4 to 6 months through ongoing application processing improvements. |
Reform to Address Backdated Greece Golden Visa Applications
The Greek Minister of Migration and Asylum had proposed a change to how Golden Visa residence permits are dated, and that reform has since passed into law. Under the previous system, the five-year validity period started from the date the application was submitted, which could reduce the permit’s effective validity if processing was delayed.
Under Law 5275/2026, which took effect on February 6, 2026, the five-year period now starts from the date the residence card is actually issued. This change affects only how the permit’s validity is calculated, it does not alter permanent residency or citizenship timelines, which still follow existing Greek law. .
How Can Global Citizen Solutions Help You?
Global Citizen Solutions is an advisory migration consultancy firm with years of experience delivering bespoke residence and citizenship by investment solutions for international families. With offices worldwide and an experienced, hands-on team, we have helped hundreds of clients worldwide acquire citizenship, residence visas, or homes while diversifying their portfolios with robust investments.
We guide you from start to finish, taking you beyond your citizenship or residency by investment application.
