Greece Introduces New Golden Visa Investment Tiers
As of September 1, 2024, Greece's Golden Visa program operates under a completely revised investment structure. The former flat €500,000 threshold has been replaced by a three-tier system that varies by location, reflecting the government's goal of directing investment toward less-developed regions.
The New Three-Tier Structure
Tier 1: High-Demand Areas (€800,000)
The highest threshold applies to Greece's most sought-after locations:
- Attica (including Athens and surrounding areas)
- Thessaloniki
- Mykonos and Santorini
- Any island with more than 3,100 permanent residents
Investors must purchase a single property of at least 120 square meters with a minimum value of €800,000.
Tier 2: Other Regions (€400,000)
All other regions of Greece qualify at the lower €400,000 threshold. This includes the Peloponnese, mainland Greece outside Attica, Crete (excluding certain high-demand zones), and smaller islands. The same 120 sqm minimum applies.
Tier 3: Commercial Conversions (€250,000)
The most affordable entry point at €250,000 is reserved for properties involving the conversion of commercial real estate into residential units or the restoration of protected or listed buildings. This tier is designed to encourage urban regeneration and heritage preservation.
New in 2026: Startup Investment Option
In early 2026, Greece introduced an additional pathway: investing a minimum of €250,000 in a startup company registered in the Greek National Startup Registry. This opens the Golden Visa to non-property investors for the first time and reflects Greece's growing ambition to become a tech and innovation hub in the Mediterranean.
What This Means for Investors
Greece's Golden Visa remains one of the most accessible residency-by-investment programs in Europe, especially through the Tier 2 and Tier 3 routes. The program still offers:
- Five-year renewable residence permits for the investor and family
- No minimum stay requirement to maintain the permit
- Access to Schengen Area travel
- A pathway to permanent residency and eventually citizenship
If you're considering a property investment in Greece, the key decision is where to buy. Our team can help you navigate the tier system and find properties that meet both the visa requirements and your personal goals.
Disclaimer: This update is provided for informational purposes only and does not constitute legal advice. Immigration regulations change frequently. Always verify current requirements with the relevant consulate or immigration authority before making decisions.
Linda Balboni
Real Estate & Visa Expert
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