Greece's Golden Visa in 2026: how much, where, and what's not allowed
The complete guide to the Greek Golden Visa: the three investment tiers by area, which property qualifies, the process and timeline, every fee, family members, 5-year renewal, the Airbnb ban, and what is known about 2027.
- €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. €400,000 in the rest of Greece. €250,000 only for conversions or restorations.
- One property only, at least 120 m². It may not be let on Airbnb; the fine is €50,000.
- The permit lasts 5 years, is renewable, requires no residence in Greece, and does not allow work. In practice processing takes many months.
According to the government's announcement, from 1 July 2027 Israelis buying a home in Greece will pay 15.45% transfer tax instead of 3.09%. On an €800,000 property that is a difference of almost €100,000. If you are considering a Golden Visa, check the timing with a lawyer now.
What is the Greek Golden Visa?
The Golden Visa is a five-year Greek residence permit granted in return for buying property above a minimum amount. The current rules were set by Law 5100/2024. It suits people who want a base in Europe, free movement within Schengen, and the option to live in Greece without another visa.
How much do you need to invest? Amounts by area
| Area | Minimum investment |
|---|---|
| Attica (Athens, Piraeus and surroundings), Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents | €800,000 |
| The rest of Greece | €400,000 |
| Converting a commercial or industrial building to housing, or restoring a listed building, anywhere | €250,000 |
The €250,000 route: the conversion must be finished before you apply. For a listed building, restoration must be complete before the first renewal, or there is a heavy fine. It is a complex route, and not every "commercial" property qualifies.
Not sure which tier applies to you? Quiz: how much do you need to invest?.
Which property qualifies?
- One property only. You cannot combine several small flats to reach the amount (in the €400,000 and €800,000 tiers).
- At least 120 m² of living space. Storage, parking and balconies do not count towards the area.
- No short-term letting. No Airbnb or Booking. The fine is €50,000, and the permit can be lost. Long-term letting is allowed.
- The full price is paid before you apply, through the bank.
- Keep ownership: you can renew as long as you own the property. Selling it ends the right.
What do you get with a Golden Visa?
- A 5-year residence permit, renewable as long as you own the property.
- No requirement to live in Greece, not even one day a year.
- No right to work in Greece as an employee or self-employed. You may receive income from letting the property long-term.
- Schengen travel under the normal rules for residence permit holders.
- Family members get their own permits.
Family members: who is covered?
One investment covers:
- Your spouse or registered partner.
- Unmarried children up to age 21.
- The parents of both spouses.
Each applies separately and receives their own card.
What does a Golden Visa cost on top of the property?
| Cost | How much |
|---|---|
| Government fee per investor | €2,000 (also on renewal) |
| Each adult family member | €150 |
| Children under 18 | free |
| Residence card | €16 each |
| Private health insurance | required for everyone |
| Property purchase costs | about 6–9% of the price |
Health insurance must meet the minimums set in the regulations: €10,000 a year hospital cover, €1,500 outpatient and €15,000 disability, with a co-payment of up to 20%.
Purchase costs: 3.09% transfer tax, notary, cadastre, lawyer and usually an agent. Full breakdown in the buying guide · Purchase cost calculator.
The process, step by step
- Greek tax number and bank account. How to do it.
- Power of attorney for a lawyer in Greece, so they can act for you.
- Choose a qualifying property, checked by a lawyer and an engineer. Also check whether it is in a border area that needs a special permit, such as Santorini or the Dodecanese.
- Sign at the notary, pay in full through the bank and register at the cadastre.
- Private health insurance for every applicant.
- File the application (a lawyer can do this). You receive a certificate that you have applied.
- Fingerprints in Greece. If you filed remotely, you have 12 months to come.
- Decision and residence card for 5 years.
How long does a Golden Visa take?
By law, a decision is due within two months. In practice it takes much longer: in August 2026 only about 61% of applications filed in February had a decision, and more than 7,600 applications were waiting. Plan for six months to a year from choosing a property to holding the card, and sometimes longer in Attica.
Renewing the Golden Visa
- When: within the two months before the permit expires. You can file up to 3 months late, with a fine of €100 a month.
- Fee: €2,000 per investor.
- What you need: proof you still own the property, valid health insurance, the property declaration (Ε9), and a declaration that the property has not been let short-term.
The Golden Visa and Airbnb
A property bought for a Golden Visa under the new rules may not be let short-term, on Airbnb or Booking. The fine is €50,000, and the permit can be lost. Long-term letting under a normal residential lease is allowed. If you want Airbnb income, you have to choose between the two goals. Managing and renting out property in Greece.
What is known about 2027?
- 15.45% transfer tax: according to the government's September 2026 announcement, from 1 July 2027 transfer tax on homes bought by non-EU citizens will rise to 15.45%. It is not law yet. It is not yet clear whether and how it will apply to the €250,000 route.
- Political debate: parts of the Greek opposition are calling for the Golden Visa to be abolished. Full story. This is not government policy.
FAQ
How much do you need to invest for a Greek Golden Visa?
€800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 in the rest of Greece. €250,000 only for converting a commercial building to housing or restoring a listed building.
Can a Golden Visa property be let on Airbnb?
No. Short-term letting on Airbnb or Booking is prohibited, the fine is €50,000, and the permit can be lost. Long-term letting is allowed.
Does the Greek Golden Visa give the right to work in Greece?
No. The Golden Visa residence permit does not give the right to work in Greece.
Do I need to live in Greece to keep the Golden Visa?
No. There is no residence requirement. The permit lasts 5 years and is renewable as long as you own the property.
Can I buy several small flats to reach the amount?
No. In the €400,000 and €800,000 tiers you need a single property with at least 120 m² of living space.
Which family members are covered?
Your spouse or partner, unmarried children up to 21, and the parents of both spouses. Each gets their own card.
How long does it take to get a Greek Golden Visa?
Two months by law, but much longer in practice. Plan for six months to a year from choosing a property to receiving the card.
What are the Golden Visa fees?
€2,000 per investor, €150 per adult family member, free for children under 18, and €16 per card. Plus health insurance and the property purchase costs.
What happens at renewal after 5 years?
You apply within the two months before expiry, pay €2,000, and show that you still own the property and have health insurance.
Will the 15% transfer tax in 2027 affect the Golden Visa?
According to the announcement, from July 2027 private non-EU buyers will pay 15.45% transfer tax on homes, including those buying for a Golden Visa. The law has not passed yet, and the €250,000 route is still unclear.
This is general information, not legal advice. The rules change; this guide is updated to October 2026. Before you start, consult a Greek lawyer.
Want personal guidance?
S.F. Properties helps Israelis buy, rent out and manage property in Greece: from the search, through the lawyer and notary, to the keys and day-to-day management.
Talk to a property adviserYavanet will keep updating from official sources.
