If you are considering buying property in Greece to qualify for the Greek Golden Visa in 2026, understanding the three available investment tiers is essential:
€250,000 Golden Visa (Conversion & Special Categories)
€800,000 Golden Visa (Prime Zones)
€400,000 Golden Visa (Regional Areas)
Unlike the previous flat €250,000 structure, today’s framework is geography-driven, meaning the same property value can qualify in one location but not in another.
This guide explains exactly how the Greece Golden Visa property investment tiers work and which strategy may suit your portfolio.
€250,000 Greece Golden Visa
Conversion & Restoration Route
The €250,000 Golden Visa in Greece still exists, but it is no longer geography-based.
Instead, it applies to two specific property categories:
Commercial-to-residential conversions.
Listed buildings undergoing restoration.
These special routes remain available nationwide under Article 100.
€250,000 Golden Visa Requirements
Minimum investment: €250,000.
Minimum size: No minimum.
Property must meet conversion/restoration criteria.
Documentary compliance required.
The Conversion and Restoration options, as well as having a lower investment threshold, have no requirements for location or size.
This means that properties under the 120 m2 minimum and properties within high-demand areas like Athens, Thessaloniki, and Santorini can qualify for the €250,000 Golden Visa if they meet the other requirements.
Who Is the €250K Threshold For?
Entry-level investors.
Buyers seeking maximum leverage.
Yield-oriented strategies.
Investors targeting regeneration projects.
Supply in this category can be limited and requires due diligence to ensure that properties do actually qualify under the terms of the Golden Visa.
Working with our partners in Greece, we are able to bring you a range of curated, Golden Visa-eligible properties for sale in Greece.
Featured €250,000 Golden Visa Properties
IV8238 – Koukaki Column
This converted development offers boutique apartments in the heart of Athens, with only three units still available.
IV8244 – Grand Ellinikon
These premium apartments in the brand-new Ellinikon development offer a chance to be at the heart of Athens' newest business and lifestyle hub.
IV8250 – Ampelokipoi View
High-quality apartments in the very centre of the city, featuring outdoor space and panoramic views.
€800,000 Greece Golden Visa
The most expensive tier of the Greece Golden Visa consists of properties located in prime real estate investment locations.
Where Does the €800,000 Threshold Apply?
Under Article 100 as amended by Law 5100/2024, the €800,000 minimum investment applies to:
The entire Region of Attica.
The Regional Unit of Thessaloniki.
The Regional Units of Mykonos and Thira (Santorini).
All islands with a population exceeding 3,100 inhabitants.
Importantly, the law defines these zones using regional boundaries, not simply Athens city center.
€800,000 Golden Visa Key Requirements
Minimum investment: €800,000.
Single property purchase.
Minimum size: 120 m2
Retention required to maintain residency.
Who Should Choose the €800k Golden Visa?
This tier is best suited for:
High-net-worth investors.
Capital preservation strategies.
Buyers seeking prime Greek real estate.
Investors prioritizing long-term liquidity.
Prime areas typically offer stronger resale markets and lower long-term volatility compared to secondary regions.
But the biggest advantage of this tier is simply the freedom of choice that it affords. As long as it meets the price and size requirements, you can qualify for the Golden Visa with any property you choose.
Featured €800,000 Golden Visa Properties
Glyfada Ellinikon
Opulent development in luxurious Glyfada, close to beach, restaurants, and golf course.
Armonia Residences
High-end finishes and attention to detail characterize these exceptional homes in the prestigious Voula neighborhood of Athens.
Kipos Residence
These spacious coastal apartments offer a private piece of Mediterranean paradise.
€400,000 Greece Golden Visa
Outside of the most popular areas, the €400,000 tier applies, representing regional emerging market investments.
Where Does the €400,000 Threshold Apply?
The €400,000 investment applies to “all other areas” not captured within the €800K geographic regions.
This includes:
Mainland Greece outside Attica.
Areas outside the Thessaloniki Regional Unit.
Islands below the 3,100 population threshold.
Most mainland coastal regions.
€400,000 Golden Visa Requirements
Minimum investment: €400,000.
Single property purchase.
Minimum size: 120 m2
Retention required to maintain residency.
Why Consider the €400k Tier?
This tier is ideal for:
Yield-focused investors.
Mid-level entry into the Greece Golden Visa program.
Buyers targeting tourism growth regions.
Investors balancing capital growth with income.
Regional markets often provide stronger rental yields compared to central Athens due to lower initial costs.
While this tier allows buyers access to any kind of property, including new builds and older, unrenovated properties, it does bar them from the markets with the highest demand.
Featured €400,000 Golden Visa Property
Corinthia
Last opportunity to invest in this premium triplex on the Corinthian Riviera, as close as you can be to Athens within the €400k threshold.
Is the Greece Golden Visa Still Worth It in 2026?
Despite the increased thresholds, Greece remains competitive compared to:
Portugal (closed to residential real estate).
Spain (closed).
Other EU residency programs.
Greece continues to offer:
Five-year renewable residence permits.
No minimum stay requirement.
Family inclusion.
Access to the Schengen Zone.
The key is selecting the right tier based on:
Capital allocation.
Risk tolerance.
Income expectations.
Exit strategy.
The Greece Golden Visa program has evolved, but it remains one of Europe’s strongest real estate residency pathways.
However, understanding which properties fall under the €800,000, €400,000, and €250,000 tiers is critical before committing capital.
If you are considering a Greece Golden Visa investment in 2026, professional support and due diligence are essential.
Investment Visa: Your Guide to the Greece Golden Visa
Taking advantage of an offer like the Greece Golden Visa is not a straightforward business.
Every step, from choosing and buying the right property to dealing with paperwork and bureaucracy in another language and even the practical considerations of actually relocating, can present its own particular set of hurdles.
That's why having experienced professional support on your side can make all the difference.
Investment Visa's team of real estate and relocation specialists can provide you with end-to-end support with all these issues, helping you make informed and confident decisions and ensuring that your Golden Visa journey is as smooth and seamless as possible.
Fill out the form below to hear back from one of our advisors and find out more about how we can help, or explore our wide range of properties for sale in Greece.
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