Greece Golden Visa 2026 — €250k / €400k / €800k Thresholds
Updated October 2026: Greece’s Golden Visa remains one of the few European programmes that still links eligible property to a renewable family residence permit. Many Iranian families value it because full-time living in Greece is usually not required and the asset stays in your name. Since the 2024 reforms, the minimum is not one number: roughly €250k, €400k or €800k depending on region and deal type. This is the same framework ArenOne puts on paper in the first session — no guaranteed passport.
What does the golden visa actually give you?
By purchasing an eligible property, you and your family (spouse, dependent children under programme rules, and often both sets of parents) receive a multi-year Greek residence permit, renewable while the investment is maintained. It supports short-stay Schengen travel — tourism in Germany or France, not free local work rights there.
Know the two limits from day one: the permit is not an open employment ticket like citizenship, and a Greek passport is not automatic. Naturalisation usually needs years of real residence, language and integration — holding property alone is not enough.
Minimum investment 2026 — three clear tiers
Figures most consistently cited in the Iranian market (always confirm against the deed and current law):
- About €800k: standard purchases in high-demand zones such as Attica (Athens), parts of Thessaloniki, Mykonos, Santorini and populous islands — often with minimum size rules for built property
- About €400k: standard purchases in other Greek regions
- About €250k: only special routes such as eligible change-of-use to residential, or restoration of protected buildings — not every Athens listing
Why region matters more than the cheapest ad
If your budget sits near a lower tier but you buy in an €800k zone, you are not Golden Visa–eligible — even if the photos look great. The €250k path only works for projects that truly meet conversion/restoration rules, usually completed before the residence filing.
At ArenOne we match address, zone ceiling, size and deal type before any deposit. Choosing the region is the biggest budget lever.
The steps, from choosing a property to the residence card
Our standard path for clients:
- Assess budget and goal (living, letting, residency only) and choose the region
- In-person or virtual viewings + full legal title check by a Greek lawyer
- Obtain a Greek tax number (AFM) and open a bank account if needed
- Transfer funds through a traceable route and sign before a notary
- File the residence application, biometrics, and receive the card
Side costs to include in the budget
Beyond the property price, set aside roughly 8–12% for side costs: transfer tax, lawyer and notary fees, registration duties, and the residence application fee per person. If the property is rented out, that income is taxed in Greece — plan the tax side in advance.
Who is this route right for?
If you want a family plan B, prefer to hold capital as European property, and are not rushing into labour migration, Greece is a serious European option. If your goal is working and earning in Europe, job-offer, study or startup routes usually fit better — we say so in the free initial consult.
FAQ
Can you work in Germany on a Greek Golden Visa? No — short Schengen travel is not local work rights.
Is €250k enough for any property? No — only eligible conversion/restoration routes. Standard Athens deals are usually the €800k tier.
Portugal vs Greece? Want a deed → Greece first; funds or D7 → Portugal. Read our 2026 comparison hub.
See the Polygono Athens duplex under Projects, or book a free consult to match your budget to today’s regional thresholds.
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