Greece Golden Visa News and Statistics in 2026

Higher Investment Thresholds and Zones

In 2025, the programme continues to operate, but now applies the updated investment thresholds introduced in 2024. The government has increased the minimum amounts for the most sought-after regions and introduced stricter criteria for property selection.

The main thresholds are:

• €800,000 — for areas of high demand. These are primarily Attica, the Municipality of Thessaloniki, the tourist destinations of Mykonos and Santorini, as well as islands with a population of more than 3,100 people. The increased threshold is intended to reduce pressure on the local housing market.
• €400,000 — for other parts of Greece.
• €250,000 — available only under specific conditions: the conversion of a commercial property to residential use, or the restoration of properties designated as immovable cultural heritage.

In addition, for investments at the €400,000 and €800,000 thresholds, the investor must purchase a single residential property of at least 120 sq. metres.

Use Restrictions and the Airbnb Ban

The new rules have tightened control over how property can be used for residence-permit purposes. Government policy supports the long-term rental market and reduces overheating in tourist areas.

For properties purchased for a Golden Visa in Greece:

• short-term rentals on Airbnb, Booking, and any similar platforms are prohibited;
• the property may only be rented out on a long-term basis under a 5-year contract;
• violation of the ban may result in the revocation of the residence permit.

By introducing these restrictions, the government aims to reduce the shortage of affordable housing and ease pressure on prices in popular locations. This is in line with the general European trend of tightening rules on short-term rentals in major tourist centres, such as Spain and Portugal.

Transitional Rules and Possible Future Reform

At the beginning of 2025, transitional rules came into force, allowing investors to complete transactions initiated before the change in legislation. If a preliminary agreement was signed before the reform came into force, the applicant retained the right to apply for a residence permit under the previous conditions, provided that the transaction was paid for and registered on time.

Greece extended the option to purchase property under the old rules until 28 February 2025. This applied to investors who had paid a deposit of 10% or more by 31 August 2024.

Initially, the deadline for concluding contracts was set for 31 December 2024.

Old rules for 2023–2024: an investment threshold of 500,000 euros in certain areas of Athens and Thessaloniki, on the islands of Mykonos and Santorini, and a threshold of 250,000 euros in other regions.

New rules with higher thresholds: as we noted above, 250,000 euros applies only to the renovation or conversion of commercial property to residential use, while the 400,000 euros and 800,000 euros thresholds apply, depending on the region, to properties of at least 120 sq. metres.

New Circular Dated 11 November 2025

The Greek authorities have already discussed further, specific adjustments to the programme. Circular No. 214926/2025 was published in the official government gazette of Greece on 11 November 2025. This document systematises and clarifies the requirements for obtaining an investment residence permit. Key provisions include:

1. Separate investment categories have been introduced, and the requirements for each have been specified. The rules for purchasing property, including properties for renovation, land acquisition, and construction, investments in protected or restored buildings, as well as the conditions for inheritance, donation, and long-term leases of at least 5 years, have now been clearly defined.
2. A complete list of documents required for submitting an application has been established. The basic package includes a notarised purchase contract, proof of payment, the E9 tax document, valid health insurance, and an electronic fee of €2,000. Additional documentation is required for specific categories: technical reports, confirmation of protected status, and renovation permits.
3. The criteria for renewing a residence permit have been specified. Investors must confirm their ownership rights, have valid health insurance, and pay the established fee. For properties with a change of use, a declaration of the actual use of the property as a residence is required; for properties undergoing restoration, a technical report confirming completion of the works is required.

Greece Golden Visa Statistics

In Q3 2025, Greece received 1,251 new applications for a Golden Visa and 267 renewal applications, according to September 2025 data from the Greek Ministry of Migration.

The number of new investors decreased by 40% compared with July—September 2024, and by 20% compared with Q2 2025. This indicates a stabilisation in demand after the surge in 2024 ahead of changes to the programme’s terms and conditions.

Over the longer term, growth is more pronounced: the number of new applications increased by 83% compared with Q3 2022. At the same time, renewal applications increased by 46% in Q3 2025, year-on-year.

Countries of Origin: China and Turkey Continue to Lead

According to data from the Greek Ministry of Migration, China remains the largest source of applicants in 2025. Almost half of investors come from this country. Chinese investors were granted 2,335 residence permits for new applications in the first 9 months of this year, with a growth rate of 36%. As of September, there were a total of 8,792 active residence permits held by Chinese nationals.

China remains number one in terms of volume, but Turkey is the clear leader in terms of growth. Turkey showed record growth rates: the number of initial visas issued in the first 9 months increased by almost 113%, from 1,268 to 2,698. In the same period, Turkish investors received 1,430 residence permits.

Interest in the programme increased among investors from Israel: over the 9 months, applications rose by 64%. The United Kingdom, the United States, Iran, Egypt, and Lebanon also recorded stable growth of 21% to 35%, with new residence permits from these countries accounting for 2.4% to 3.6%. Among Russian citizens, the number of valid residence permits decreased by 13% over the 9 months.

Why Choose a Greek Residence Permit Through Property Investment

The programme is in demand despite stricter rules. In 2025, Greece remains one of the European countries with the lowest investment thresholds for entry to the residence permit programme through property investment.

It is also possible to obtain EU residence through property investment in Cyprus, but the minimum investment amount is higher, starting at 300,000 euros. However, Cyprus is not yet part of the Schengen Area, so it is not a completely equivalent alternative to Greece. Other European countries (Spain, Portugal, and Hungary) have previously abolished the option of investing in property under the Golden Visa programme.