The Greece Golden Visa new rules were first introduced in 2024 under the Law 5100/2024, which brought new tiered pricing zones of €800,000 and €400,000) in certain areas of Greece, a minimum property size requirement of 120 square meters, and restrictions on short-term rentals such as Airbnb for newly acquired Golden Visa properties.
Following the initial geographical zoning changes of 2024, the law was expanded with the publication of Law 5275/2026 on February 6, 2026, which fully implemented a non-real estate investment alternative through the Greece Golden Visa start-up route and worked on ways to streamline the processes to reduce the application backlog from waiting times of 9-12 months to 4-6 months.
Furthermore, the Minister of Migration and Asylum has proposed a reform to address concerns about backdated residence permits and ensure investors receive the full benefit of their five-year permit.
For a more comprehensive look into the program, read our Greece Golden Visa expert guide, with everything from eligibility requirements to expert insight on why now is the best time to invest.
Greece Golden Visa New Rules Key Takeaways
Updated Greece Golden Visa Changes at a Glance
| Investment Route | Minimum Investment | Requirements | Key Restrictions |
|---|---|---|---|
| Premium Real Estate | €800,000 | • Attica (Athens), Thessaloniki, Mykonos, Santorini, Crete, and islands with more than 3,100 residents. • Single residential property. • Minimum size: 120 m². | • Short-term rentals (Airbnb/Booking.com) prohibited. • Long-term rentals only. • €50,000 fine and possible permit revocation for non-compliance. |
| Regional Real Estate | €400,000 | • Mainland Greece outside Attica and Thessaloniki. • Islands with fewer than 3,100 residents. • Single residential property. • Minimum size: 120 m². | • Short-term rentals (Airbnb/Booking.com) prohibited. • Long-term rentals only. • €50,000 fine and possible permit revocation for non-compliance. |
| Special Real Estate | €250,000 | • Available anywhere in Greece. • Commercial-to-residential conversion projects. • Restoration of listed or historic buildings. • No minimum property size requirement. | • Available anywhere in Greece. • Commercial-to-residential conversion projects. • Restoration of listed or historic buildings. • No minimum property size requirement. |
| Elevate Greece Startup Route | €250,000 | • Investment in a startup registered with Elevate Greece. • Investor ownership or voting rights cannot exceed 33%. | • Startup must create at least two full-time jobs within the first year and maintain them for five years. |
| Backdated applications reform | N/A | Proposed reform would make the five-year permit validity start on the date the residence card is issued rather than the application date. | N/A |
New Greece Golden Visa Tiered Real Estate Investment Requirements
The tiered Greece Golden Visa system was introduced by the Greek Ministry of National Economy and Finance, together with the Ministry of Migration and Asylum. The aim was to reduce housing pressure in popular areas and encourage investment in other parts of Greece. The new €800,000 and €400,000 investment thresholds were approved under Law 5100/2024 in March 2024 and officially came into effect on 1 September 2024 after a transition period for existing investors.
1. The €800,000 Zone (Premium high-demand zones)
For real estate located in prime geographic areas, the entry investment starts at €800,000. To prevent investors from purchasing multiple small apartments to reach this total, the rules require the investment to be made in a single property.
Qualifying geographic zone:
This applies to areas including:
- Athens and the Attica region
- Thessaloniki
- Mykonos
- Santorini
- Certain larger islands and high-demand destinations
Physical rule: The investment has to be concentrated in one single property. If the property is a newly built structure or has an active building permit, it must have a minimum living area of 120 square meters
2. The €400,000 Zone (standard regional mainland)
For mainland regions and smaller islands not categorized under the premium tier, the minimum investment is €400,000.
- Geographic scope: Includes the Peloponnese, Halkidiki, Western Greece, Thessaly, Epirus, Central Greece, and all rural mainland municipalities, as well as smaller islands with a population under 3,100 inhabitants (e.g., Paxos, Symi, and Antiparos).
- Physical criteria: Same as the €800,000 Greece Golden Visa properties, new build properties need to have a floor plan of at least 120 square meters.
3. The €250,000 real estate investment
For investors who are still interested in the initial €250,000 option, it remains active with no property location restrictions or size, but the real estate investment must fit these two categories.
- Commercial-to-residential conversion: Properties that are converted from commercial use into residential housing remain eligible under the €250,000 threshold. The conversion must be completed before the Golden Visa application is submitted.
- Historic and listed building restorations: Investors can also qualify by purchasing and restoring listed or historic buildings. The property cannot be sold until restoration is complete, and full restoration is a mandatory prerequisite to successfully secure the first 5-year visa renewal.
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
Greece Golden Visa Introduced the €250,000 Startup Route
As part of Greece’s efforts to expand the Golden Visa program beyond real estate investments, Greek Prime Minister Kyriakos Mitsotakis announced that the program will expand to include a new startup investment option. The new investment route was introduced under Article 100A of Law 5038/2023 and later incorporated into the Immigration Code under Law 5275/2026.
This option allows non-EU entrepreneurs and investors to obtain a renewable five-year residence permit by investing at least €250,000 in the share capital or bond issuance of an innovative startup registered with Elevate Greece, the national registry of startup companies.
To qualify, the Ministry of Migration and Asylum requires;
- Investor’s ownership stake or voting rights to not exceed 33% of the company’s total capital.
- The startup must create at least two new full-time jobs within its first year and maintain
- These job positions should be maintained throughout the five-year residency period.
Reform to Address Backdated Greece Golden Visa Applications
The Greek Minister of Migration and Asylum is proposing a change to how Golden Visa residence permits are dated. Under the current system, the five-year validity period starts from the date the application is submitted, which can reduce the permit’s effective validity if there are processing delays.
This means the proposed reform would start the five-year period from the date the residence card is issued. This change will not affect the permanent residency or citizenship timelines, but it will give investors more assurance and allow for the full benefits of the five-year permit to be received.
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.
