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Residency & Citizenship

Greece tightens Golden Visa investment rules

New criteria for Greece's residency-by-investment program raise the bar—and the cost—for property buyers.

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By at Seasoned Expat · Sep 16, 2026

Greece has changed the rules for its Golden Visa program, the residency-by-investment scheme that has drawn wealthy buyers from around the world. If you've been considering buying property in Greece to secure residency, the new investment thresholds are higher and the requirements stricter.

The program previously allowed residency for a minimum investment of €250,000 in Greek real estate. The new criteria raise this floor and introduce additional conditions—though the exact figures vary by property type and location. The shift reflects Greece's effort to attract higher-value investments and manage the volume of applications, which had grown significantly.

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Greece raised investment thresholds for its Golden Visa, making residency-by-property more expensive than before.

What this means for you: if you're planning to buy property in Greece primarily to gain residency, expect to invest more than before. The program still exists and still offers residency (renewable every five years) for you and your family, but it's no longer the bargain it once was. The processing queue has also shortened—Greece cut its Golden Visa backlog by 7% in just two months—so decisions come faster now, but the entry price is steeper.

Next step: if Greece is on your list, consult a lawyer specializing in Golden Visa applications in Athens or your target region. They can walk you through the current investment minimums, which properties qualify, and the full timeline. Don't rely on outdated figures you find online; the rules changed recently and vary by category.

Source: original report ↗

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