Greece Golden Visa 2026: thresholds by area
Greece still sells residence through real estate, but €250,000 is now the exception, not the rule. Most buyers face €400,000 or €800,000 depending on the area — and new applications by Russian and Belarusian nationals remain suspended.
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🇬🇷 Greece · Golden Visa
| Min investment | €250,000 (exceptions only) |
|---|---|
| Routes | €800K Attica / Thessaloniki / Mykonos / Santorini / islands >3,100 inhabitants; €400K elsewhere (single property ≥120 m²); €250K only for conversion to residential or listed-building restorationbeing verified |
| Time to citizenship | 7 yrs of residence (general rule)being verified |
| RU/BY passports | New applications by RU/BY nationals suspended (Ministry Circular 1/2026)being verified |
| Official source | |
| Last checked |
Last checked:
Not legal advice. Rules change — verify with the official source.
Who it suits
- You want EU residence through property and can meet the area threshold.
- You do not need to live in Greece full time.
- Your passport is not RU or BY (the main investor's nationality decides).
Who it doesn't suit
- You hold only an RU or BY passport — new applications are suspended.
- Your budget is €250,000 and the property is not a conversion or listed restoration.
- You plan to work in Greece on this permit — it does not include a work right.
Russian and Belarusian passports
New Golden Visa applications by Russian and Belarusian nationals remain suspended under the Ministry's Circular 1/2026. Renewals of permits issued earlier are processed. We are re-checking the official text of the circular.
Steps
- Check the area threshold (€800K / €400K / €250K exception) for the exact property.
- Get a Greek AFM tax number and a bank account; document the source of funds.
- Buy the property (single unit ≥120 m² for the €400K tier) and register it.
- Apply for the permanent residence permit for investors and give biometrics.
- Keep the property to renew the permit every five years.
FAQ
Is the Greece golden visa open in 2026?
Yes for most nationalities, with area-based thresholds of €800,000, €400,000 and a narrow €250,000 exception. New RU/BY applications are suspended.
What is the minimum investment?
€250,000 only for converting commercial property to residential or restoring a listed building. Otherwise €400,000 (one property of at least 120 m²) or €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with over 3,100 inhabitants.
Can Russian or Belarusian citizens apply?
Not on an RU or BY passport: new applications remain suspended under Ministry Circular 1/2026. The restriction looks at the main investor's nationality.
How long until citizenship?
Greek citizenship generally requires 7 years of legal residence plus language and civics tests; golden visa time spent outside Greece does not build a strong case. We are re-verifying this row.
Do I need to live in Greece?
No minimum stay is required to keep the golden visa itself, but the permit does not give the right to work, and citizenship needs real residence.
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