Greece Golden Visa 2026: What Changed, What It Means, and How to Structure
The 2024–2026 reforms reshaped thresholds and eligible asset types. Here is the practical, institutional read for investors and family offices.
Greece's Golden Visa programme remains one of Europe's most accessible residency-by-investment routes — but the rules have meaningfully tightened, and the strategic answer for a sophisticated investor is no longer simply 'buy the cheapest qualifying apartment in Athens.'
Headline thresholds in 2026
- Athens, Thessaloniki, Mykonos, Santorini and other high-demand zones: €800,000 minimum.
- Other regions: €400,000 minimum.
- Conversion of commercial to residential or restoration of listed buildings: €250,000 (subject to conditions).
- Investment must typically be in a single property of at least 120 sqm.
What this means in practice
The €800K tier prices most legacy 'one-bed-in-the-centre' strategies out. The most efficient routes for capital today are (a) institutional-grade renovations of listed or commercial buildings under the €250K conversion route, and (b) larger family-format apartments in transitioning neighbourhoods where the value uplift over the holding period materially exceeds the minimum threshold.
We help investors evaluate Golden Visa-qualifying opportunities sourced from the same pipeline that powers our institutional co-investments — meaning the asset has to underwrite as an investment first, with residency as a structural benefit, not the other way around.
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