Greece Golden Visa Requirements and Costs [2026]: EUR 800,000, 400,000 and 250,000 Tiers and Family Eligibility

Greece's Golden Visa is a programme that grants a five-year residence permit with no minimum stay requirement in exchange for an investment in Greek real estate or other qualifying assets. In 2026, the minimum investment is split into three tiers depending on the location and type of property: EUR 800,000, EUR 400,000 and EUR 250,000. Since 2024, rules such as "a single property of at least 120 m²" and "no conversion to short-term rentals" have also been added, so relying on the information from a few years ago that "you can get it for EUR 250,000" can lead to the wrong decision. Based on published information and explanations from local law firms, this article sets out the 2026 investment amounts and eligible areas, the taxes and fees payable on purchase, which family members are covered, the relationship with permanent residence and nationality, and the application process.

*Amounts and rules are as of October 2, 2026. This article is an English version of our Japanese guide, adapted for foreign residents of Japan and international investors.

*This article is a general explanation based on information published as of October 2, 2026 (the Greek Ministry of Migration and Asylum; Article 20B of the Immigration Law, Law 4251/2014; the 2023 Immigration Law, Law 5038/2023; Law 5275/2026, promulgated in February 2026; and explanations from local law firms and relocation advisers). Investment amounts, fees and tax rates may be revised, and the eligibility of a property must be checked individually. Please consult a professional before signing any contract regarding real estate purchase and tax decisions.

An overview of moving to Greece and a list of our related articles can be found in Greek Visa Types and Permanent Residence Requirements (in Japanese).

Summary: three investment tiers in 2026, depending on location and property

First, here is a list of the investment routes. Real estate purchase is the main topic in consultations with clients from Japan, but there are also non-real-estate routes.

The Greek Golden Visa is sometimes described in Japan as costing "EUR 250,000", but as of 2026 the EUR 250,000 level is available only through special routes: conversion of use, restoration of historic buildings and start-up investment. To buy an ordinary home, you need EUR 400,000 even in regional areas, and EUR 800,000 in the Athens area and on popular islands.

How the EUR 800,000 and EUR 400,000 areas are divided

The higher EUR 800,000 tier applies to areas where demand is concentrated and house prices have risen. These are the whole of the Attica region, including Athens; Thessaloniki, the second-largest city; the tourist islands of Mykonos and Santorini; and islands with a population of more than 3,100. Many of the large islands well known in Japan, such as Crete, Rhodes and Corfu, have populations above 3,100 and are therefore considered to fall into the EUR 800,000 tier.

Other mainland areas and small islands are in the EUR 400,000 tier, for example cities in the Peloponnese and towns in northern Greece other than Thessaloniki. Because the tier is determined by municipality or by island, it is essential to have a lawyer confirm the tier before signing a contract.

If you want to live in Athens but find EUR 800,000 too high, the EUR 250,000 route of converting a commercial property in Athens to residential use is an option. However, since permits for the works and their completion are conditions, it takes time and additional costs, and choosing a property becomes more difficult.

Three rules added since 2024

1. The investment must be met with a single property of at least 120 m²

For the EUR 800,000 and EUR 400,000 routes, the investment amount must be met with a single residential property with a floor area of at least 120 m². Previously, you could buy several small properties and combine them, but this is no longer allowed. By the standards of Japanese apartments, 120 m² is quite large, and the choice of properties is limited accordingly.

2. Conversion to short-term rentals is prohibited

Properties used for the Golden Visa may not be let as short-term rentals such as Airbnb. Violations are subject to a fine of EUR 50,000 and revocation of the residence permit. Long-term rentals (ordinary lease agreements) are allowed, so if you want to earn income from the property while you are not living there, plan on long-term letting.

3. The five-year period is counted from the date the permit is issued

Under Law 5275/2026 of February 2026, the five-year period of the residence permit is now counted from the date the permit is issued. This means the permit period is not reduced even if it takes a long time from application to issuance.

Costs beyond the investment: about EUR 25,000 for a EUR 400,000 property

With the real estate route, in addition to the property price there are taxes and fees on purchase and residence permit fees. Typical amounts are as follows.

For example, if a couple acquires a resale home in a regional area for EUR 400,000, the costs other than the property price can be estimated as follows.

This estimate does not include health insurance, travel to Greece, obtaining, translating and apostilling Japanese documents, a technical survey of the property (an engineer's check), international transfer fees or exchange rate differences. After the purchase, there is also the annual property ownership tax (ENFIA), management fees and, if you let the property long term, tax on the rental income. Greek rental income may also need to be declared in Japan if you are a Japanese tax resident; check the adjustment for double taxation (foreign tax credit) with a Japanese tax accountant.

Family members covered: spouse, children and both sets of parents

A major feature of Greece's Golden Visa is that up to three generations of family can be included in the residence permit without increasing the investment.

• Spouse (a married spouse, or a partner whose partnership can be registered in Greece)
• Unmarried children under 21 (in practice, dependent students may be accepted up to around age 24)
• The parents of both the applicant and the spouse (regardless of age)

Family applications require documents proving marriage and parent-child relationships. For Japanese nationals, the basic document is the family register (koseki) certificate, which must carry an apostille from Japan's Ministry of Foreign Affairs and be translated into Greek. If parents are included, gather the necessary koseki records so that the parent-child relationships of both the applicant and the spouse can be traced.

Can the Golden Visa lead to permanent residence or nationality?

The official name of the Golden Visa is the "investor permanent residence permit", but it is in fact a residence permit renewable every five years as long as the investment is maintained. It is separate from "EU long-term resident status" (effectively permanent residence valid within the EU), and holding it for five years does not automatically turn it into permanent residence.

If your goal is to hold a European right of residence while continuing to live in Japan, the Golden Visa is easy to maintain because there is no stay requirement. On the other hand, if you plan to actually live in Greece in the future and aim for permanent residence or nationality, you should compare it with other visas such as the FIP (for people with pensions or passive income) and the digital nomad visa. We explain these in detail in Greek Visa Types and Permanent Residence Requirements (in Japanese).

Application process and timeline

The government aims to shorten the time from application to approval to 4–6 months, but cases taking longer have been reported because of the rush of applications before the investment thresholds were raised in 2024. For applicants from Japan, it is realistic to allow about a year from searching for a property to receiving the permit.

The main documents to prepare in Japan are your passport, the family register (koseki) certificate (for Japanese nationals including family members) and a criminal record certificate. Public documents require an apostille from Japan's Ministry of Foreign Affairs.

Renewal and sale: renewable as long as the investment is maintained

The residence permit can be renewed every five years. The conditions for renewal are that the investment is maintained, that your health insurance is valid and that the property has not been let as a short-term rental. As there is no stay requirement, not visiting Greece even once in five years does not prevent renewal.

If you sell the property, the basis for the Golden Visa generally ceases to exist. How a sale to another Golden Visa applicant or a switch to a new qualifying property is treated must be checked individually. Golden Visa properties are also subject to inheritance, so you should plan for inheritance procedures in both Japan and Greece.

Frequently asked questions

Can I get the Greek Golden Visa for EUR 250,000?

In 2026, the EUR 250,000 level applies only to converting a commercial property to residential use, restoring a historic building or investing in a start-up. To buy an ordinary home, you need EUR 400,000 in regional areas and EUR 800,000 in the Athens area and on popular islands.

Can I work in Greece with a Golden Visa?

No. The Golden Visa is a residence permit for investors, and employment in Greece is not permitted. Managing your investment as a shareholder or director of a company is said to be possible, but check the scope with a lawyer.

Can I travel freely to Schengen countries?

A Greek residence permit allows short stays in other Schengen countries of up to 90 days in any 180-day period. Japanese passport holders can already make short stays of the same length, so for them the practical benefit is "the right to live in Greece without a time limit".

Does the investment increase if more family members are included?

No. Your spouse, children under 21 and the parents of both you and your spouse can be covered by the same investment. Fees are charged per family member.

Can I let the property and earn rental income?

Long-term rentals are allowed. Short-term rentals such as Airbnb are prohibited, and violations are subject to a EUR 50,000 fine and revocation of the residence permit.

Does holding the Golden Visa for five years give me permanent residence?

No. EU long-term resident status requires five years of actual residence and Greek at B1 level, so if you have not lived in Greece you will not meet the conditions even after five years.

Conclusion: check the investment tier and additional costs first

In 2026, the minimum investment for the Greek Golden Visa is EUR 800,000 in the Athens area and on popular islands, EUR 400,000 in other areas, and EUR 250,000 for conversion of use, restoration or start-up investment. For the real estate route, the rules now require the investment to be met with a single property of at least 120 m² and prohibit conversion to short-term rentals. Taxes and fees of around 6% of the property price are payable on purchase, and your spouse, children and both sets of parents can be covered by the same investment. The programme is easy to maintain because there is no stay requirement, but permanent residence and nationality require actual residence.

For comparisons with Golden Visas in other countries, see What Is a Golden Visa? (Country Comparison) (in Japanese); for Portugal's programme, also in Southern Europe, see Portugal Golden Visa: Requirements and Costs (in Japanese); and for the minimum costs in each country, see Minimum Costs of Permanent Residence and Citizenship Around the World (in Japanese).

References (primary sources)

• Greek Ministry of Migration and Asylum: clarifications on the investor permanent residence permit (Golden Visa)
• Global Citizen Solutions, September 7, 2026: Golden Visa investment amounts, the 120 m² rule and the short-term rental ban (Law 5275/2026)
• Immigrant Invest, July 28, 2026: fees, purchase costs, family members covered and financial routes
• Golden Visa Insider, May 31, 2026: family members covered, renewal conditions and purchase costs
• Tranio: regional investment tiers and purchase costs
• Sovereign Residence, September 26, 2026: areas in the EUR 800,000 tier (islands with a population over 3,100 include Crete, Rhodes and Corfu)
• Gadait, July 9, 2026: extension of the VAT suspension on new builds (Law 5246/2025, until December 31, 2026)
• This site: Greek Visa Types and Permanent Residence Requirements (as of September 16, 2026) (in Japanese)
• e-Gov Law Search: Nationality Act (Article 11, paragraph 1)

Rules and amounts in this article are as of October 2, 2026.