Greece Golden Visa properties continue to attract international investors looking for European residency, lifestyle benefits, and long-term real estate opportunities. The program allows non-EU citizens to obtain a renewable five-year residence permit through qualifying property investments starting from €250,000, with higher thresholds of €400,000 and €800,000 depending on the location and property type.
This guide covers the latest Greece Golden Visa property rules, investment tiers, top locations, rental yields, taxes, buying costs, and the step-by-step process of purchasing property in Greece.
Greece Golden Visa Properties Key Takeaways
What is the Greek Golden Visa
The Greece Golden Visa is a residency-by-investment program that grants a five-year renewable residence permit to non-EU citizens who make an investment to the Greek economy. The program uses a tiered geographic system for its real estate option:
- a €800,000 minimum for high-demand areas (like Athens, Thessaloniki, and major islands),
- €400,000 for the mainland and smaller islands, and
- €250,000 for commercial-to-residential conversions or the restoration of listed heritage buildings.
The permit extends to the investor’s immediate family, requires no physical stay to maintain residency, and offers visa-free access across the 29 countries of the Schengen Area.
Benefits of Buying Property in Greece through the Greek Golden Visa
- High Mobility & European Access: The most immediate benefit is the Schengen Area access. As a Greek resident, you and your family can travel visa-free to 29 European countries for up to 90 days in any 180-day period.
- Family inclusivity (Three Generations): The Greek program is generous regarding who can be included in a single investment. This includes the main investor and spouse, children under 21 (can be extended to 24 if they are students), and both the parents of the main investor and the spouse.
- No-stay requirement: Greece does not require you to live in the country to maintain your permit. You only need to visit once every five years to renew the card, making it an ideal “Plan B” for those who want to maintain their lifestyle elsewhere while holding European residency.
- Yield & capital appreciation: The new rules have restricted short-term rentals (Airbnb) in high-demand “Tier 1” zones, and the Greek real estate market continues to show strong capital growth. You can generate consistent returns through long-term residential leasing, and prime areas in Athens and the islands have seen consistent year-on-year appreciation.
- Educational and healthcare access: Holders of the Golden Visa have the same rights as Greek citizens regarding access to the Greek public healthcare system and public education. Additionally, Greece is home to numerous prestigious international schools and private universities.
- Path to citizenship: If you choose to make Greece your primary home, the Greek Golden Visa serves as a gateway to an EU Passport. After residing in Greece for seven years and at least 183 days per year and passing a language and culture exam, you can apply for citizenship, which grants the right to live and work anywhere in the European Union.
What are the real estate requirements for the Greek Golden Visa?
Greece Golden Visa Investment thresholds
| Tier | Investment Amount | Geographic Areas |
|---|---|---|
| Tier 1: Prime | €800,000 | Entire Attica region (including Athens), Thessaloniki, Mykonos, Santorini, Crete, and islands with populations over 3,100 |
| Tier 2: Regional | €400,000 | All other mainland regions and smaller islands with populations under 3,100 |
| Tier 3: Specialized | €250,000 | Available nationwide for commercial-to-residential conversions or the restoration of listed heritage buildings |
Property specifications
To prevent investors from purchasing multiple small apartments, the following physical requirements now apply to the €400k and €800k tiers:
- Single property rule: You have to meet the investment requirement by purchasing a single property. Combining the values of two or more properties is no longer permitted, except in some cases for the €250k conversion route.
- Minimum size: The property must have a minimum interior living area of 120 m².
- Renovation requirements (€250k route): If you choose the conversion route, the change from commercial to residential use must be fully completed before the residency application is submitted.
- No short-term rentals: Properties purchased under the Greece Golden Visa program specifically in the Tier 1 and Tier 2 zones, are strictly prohibited from being listed on short-term rental platforms like Airbnb or Booking.com
Top 8 Property Locations for the Greek Golden Visa
1. The Athenian Riviera
- Market Price: €7,500 – €11,500 per m²
- What you can get for €950,000: A modern 3-bedroom, 2-bathroom apartment of around 125 m², featuring a spacious terrace, designer finishes, and partial sea views.
- The luxury option: A front-line 3-bedroom apartment on Nikis Avenue with direct views of the Thermaic Gulf, typically priced around €1.5 million
The Athenian Riviera is the pulse of modern Greece, with eye-catching glass architecture, white-linen beach clubs, and a high-end yachting culture. The city attracts busy, business-oriented investors who want to be close to business centers, while still maintaining a balance with a relaxing, luxurious lifestyle. This is the place who need to be 20 minutes from a business meeting in central Athens but wants to spend their evenings at a luxury marina.
2. Central Thessalonik
- Market Price: €3,100 – €4,800 per m².
- What you can get for €850,000: A spacious 4-bedroom, 2-bathroom penthouse of approximately 180 m² in Kalamaria, featuring wrap-around balconies and a dedicated home office space
- The luxury option: A front-line 3-bedroom apartment on Nikis Avenue with direct views of the Thermaic Gulf, typically priced around €1.5 million
Thessaloniki is a cool, edgy, artistic, and deeply historic Greek city. It offers a walkable, European city lifestyle with a culinary scene to remember as well as a vibrant, year-round energy that doesn’t vanish when summer ends. This place is for the investor who values the city lifestyle. It’s perfect for those who want a penthouse in a neighborhood where they are recognized by the local barista, not just the tourists.
3. Mykonos & Santorini
- Market Price: €8,000 – €13,500 per m²
- What you can get for €1.1M: A traditional 3-bedroom stone residence of around 130 m². Due to the 120 m² Greece Golden Visa requirement, many buyers in these areas look at larger village-style homes or private estates.
- A four-bed house: Luxury 4-bedroom villas with private pools and sea views in areas such as Oia or Mykonos Town typically start from around €2.5 million.
These islands represent luxury living at its highest level. Mykonos is known as a global summer destination for high-net-worth travelers, while Santorini is famous for its dramatic scenery and romantic atmosphere. Owning property here is often seen as a symbol of status and exclusivity. Investors are not only purchasing real estate, but also becoming part of an internationally recognized lifestyle and social scene. For many, it is a way to combine a secure “Plan B” residency with some of the world’s most iconic views.
4. Chania & Elounda (Crete)
- Market Price: €2,800 – €4,500 per m².
- What you can get for €820,000: A modern 4-bedroom, 3-bath detached villa with a private garden, pool, and guest annex.
- An apartment: A large 3-bedroom beachfront flat in Chania harbor, can reach €800,000 because of the historic scarcity.
Crete is one of the few places in Greece where you can enjoy nature, privacy, and luxury all at once. The island feels traditional, stable, and deeply connected to Greek culture. It is especially attractive to families planning a full relocation to Greece. Many people choose Crete because they want their children to grow up in a safe environment with access to nature, local culture, and international schools.
5. Corfu
- Market Price: €2,800 – €5,500 per m².
- What you can get for €850,000: A 3-bedroom heritage apartment in Corfu Old Town (130 m²) with high ceilings and tall windows.
- A four-bed house: A classic 4-bedroom Ionian villa with hillside olive groves and sea views starts at €1.5 million.
Corfu is green, elegant, and strongly influenced by Venetian architecture and culture. It carries a sense of old-world European royalty, emerald waters, and tree-covered hills. It is especially popular with British and Northern European investors looking for a quieter and more traditional luxury lifestyle, focused more on sailing, culture, and historic charm than nightlife and party destinations.
Tier 2: €400,000 Threshold
6. Messinia (Peloponnese)
- Market Price: €3,000 – €4,500 per m².
- What you can get for €450,000: A 3-bedroom, 2-bath stone maisonette (140 m²) featuring an outdoor kitchen and panoramic gulf views.
- The four-bed house: A generous 4-bedroom, 3-bath family home (200 m²) on a large plot of land costs approximately €600,000.
Messinia is known for its eco-luxury lifestyle and is home to the famous Costa Navarino resort. The region focuses on wellness, golf, nature, and the preservation of the natural beauty of the Greek landscape. It is especially attractive to investors looking for a peaceful and active lifestyle with access to high-end amenities, wellness facilities, and world-class golf courses.
7. Halkidiki (Sithonia)
- Market Price: €2,500 – €3,800 per m².
- What you can get for €420,000: A 4-bedroom beachfront maisonette (150 m²) with a private lawn and direct access to the sand.
- The luxury option: A large 5-bedroom garden villa can still be found here for under €550,000.
Sithonia is where the forest meets the sea. It is famously laid-back, known for hidden beaches and a slower pace of life that prioritizes family time and privacy. It is especially attractive to families looking for a safe and natural destination where children can enjoy long summers near the beach, away from busy tourist areas.
8. Rhodes
- Market Price: €2,600 – €4,200 per m².
- What you can get for €430,000: A renovated 3-to-4 bedroom traditional house (135 m²) in Lindos or a modern apartment in Rhodes Town.
- A four-bed house: A modern 4-bedroom detached villa with a pool in areas like South Rhodes starts at €650,000.
Rhodes is full of history and modern infrastructure. It’s a lively island with a massive year-round population, meaning the shops don’t close and the airport stays busy through the winter. It attracts retirees and business owners who want a stable, functional base where the sun shines 300 days a year, and English is spoken fluently by almost everyone.
Can you get a mortgage to qualify for the Greek Golden Visa?
No, you cannot use a loan or mortgage to cover the minimum investment requirement for the Greek Golden Visa. The Greek Ministry of Migration requires that the qualifying investment amount be transferred directly from the investor’s personal bank account (or a company they 100% own) to the seller’s Greek bank account
Greece Rental Yields in 2026: What will investors actually earn?
| Neighborhood | 1-Bed Price | 1-Bed Rent | Gross / Net Yield | 2-Bed Price | 2-Bed Rent | Gross / Net Yield |
|---|---|---|---|---|---|---|
| Rhodes Town | €145,000 | €650 | 5.4% / 3.2% | €220,000 | €920 | 5.0% / 2.9% |
| Corfu Town | €170,000 | €720 | 5.1% / 2.9% | €260,000 | €1,050 | 4.8% / 2.6% |
| Heraklion Center | €145,000 | €620 | 5.1% / 3.0% | €220,000 | €850 | 4.6% / 2.7% |
| Chania Old Town | €190,000 | €780 | 4.9% / 2.8% | €285,000 | €1,050 | 4.4% / 2.4% |
| Parikia, Paros | €220,000 | €900 | 4.9% / 2.7% | €350,000 | €1,300 | 4.5% / 2.1% |
| Fira, Santorini | €270,000 | €1,100 | 4.9% / 2.5% | €430,000 | €1,650 | 4.6% / 2.0% |
| Mykonos Town | €440,000 | €1,500 | 4.1% / 1.8% | €720,000 | €2,250 | 3.8% / 1.3% |
| Oia, Santorini | €850,000 | €2,600 | 3.7% / 0.7% | €1,250,000 | €3,400 | 3.3% / 0.4% |
Important notes
- Net yield reality: Net yields in Greece are much lower than gross yields due to taxes, maintenance, insurance, and management costs. In luxury areas like Oia and Mykonos, net returns can fall close to 0%.
- 1-Bedroom advantage: Across most areas, 1-bedroom properties HAVE the best returns. They are more affordable to buy, while rental demand from remote workers and digital nomads remains strong.
- Best for Stable Income: Rhodes Town and Heraklion perform well because they have year-round demand, unlike seasonal markets such as Mykonos and Santorini.
Step-by-Step Process of Buying Greece Golden Visa Property
- Work with Global Citizen Solutions: Global Citizen Solutions helps investors through the full Greece Golden Visa process, from choosing the right property based on their budget and preferred Tier 1, Tier 2, or Tier 3 location, to legal support, application submission, and post-approval assistance.
- Choose the right investment: Select a qualifying property that matches your financial goals and Greece Golden Visa requirements.
- Get a Greek Tax Number (AFM): Foreign buyers need an AFM tax number to purchase property in Greece.
- Open a Greek bank account: This account is used for transferring investment funds and handling property-related payments.
- Complete legal checks and due diligence: Legal professionals, such as the Greece Golden Visa lawyers from Global Citizen Solutions, can also review the property’s ownership, permits, and compliance with Golden Visa regulations.
- Sign the reservation or preliminary agreement: A deposit is usually paid to secure the property before the final purchase.
- Complete the property purchase: Sign the final contract before a notary and transfer the remaining balance.
- Register the property: The property is officially registered under the buyer’s name in Greece.
- Apply for the Greece Golden Visa: Submit the required documents, including proof of investment, passports, and biometric data.
- Receive your residence permit: Once approved, you receive your Greece Golden Visa residency card, with ongoing support available for renewals and future residency needs.
Taxes on Greek Golden Visa Properties in 2026
| Tax Category | Tax Rate / Fee | Key Details for Investors |
|---|---|---|
| Property Transfer Tax | 3.09% | Calculated on the higher of the purchase price or the “Objective Value.” Includes a 0.09% municipal surtax. |
| VAT on New Builds | 0% (Suspended) | The 24% VAT on new constructions is suspended until 31 December 2026. Investors pay the 3.09% transfer tax instead. |
| ENFIA (Annual Property Tax) | €2 – €16.20 / m² | Based on the property’s location, age, and size. Most residential properties fall within the €3–€6 / m² range. |
| ENFIA Surcharge | 0.1% – 1.15% | Applies only if the total Greek property portfolio exceeds €400,000 in objective value. |
| ENFIA Insurance Discount | 10% – 20% | New for 2026: Up to a 20% tax reduction if the property is insured against natural disasters. |
| Rental Income Tax | 15% – 45% | Progressive rates apply: 15% (up to €12k), 25% (€12k–€24k), 35% (€24k–€35k), and 45% (above €35k). |
| Capital Gains Tax | 0% (Suspended) | The 15% tax on property sale profits is suspended until 31 December 2026. |
| Municipal Duty (TAP) | 0.025% – 0.035% | A small local duty usually collected through monthly electricity bills. |
Additional costs
While the tax is a flat 3.09%, the full cost of buying property in Greece usually totals 7% to 9% on top of the purchase price, once you include:
- Notary Fees: ~1.0% including 24% VAT on the fee.
- Land Registry / Cadastre: ~0.5% – 0.7%
- Legal Fees: ~1.0% – 1.5% (highly recommended for due diligence)
- Golden Visa Government Fees: €2,000 for the main applicant plus €150 per family member.
How Can Global Citizen Solutions Help You?
Global Citizen Solutions is a boutique 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.
