The Legation Times · Analysis
Greece Golden Visa: the €400,000 and €800,000 tiers after the 2024 reform
10/07/2026
The Greece Golden Visa once carried a €250,000 real estate threshold — among the lowest in Europe. House-price pressure prompted a rewrite. This piece places the current thresholds side by side on the same yardstick — capital, region and conditions — so investors can judge for themselves rather than chase the lowest figure.
What the Greece Golden Visa actually is
The Greece Golden Visa is a permanent residence permit for investors. It is a residency right, not a passport or citizenship, granted to non-EU nationals who meet one of the investment thresholds set by law.
The current legal framework is the Migration Code (Law 5038/2023), amended by Law 5100/2024. According to Greece's Ministry of Migration and Asylum, the permit runs for five years and renews as long as the investment is maintained.
What the 2024 reform changed
For years the programme had a single €250,000 real estate threshold for all regions. That low bar drew heavy capital into tourist cities, helped push house prices up and created political pressure to adjust.
From 1 September 2024, the real estate threshold was raised and split by region: €800,000 in high-demand areas and €400,000 elsewhere. A few €250,000 routes still exist, but are narrowed to special cases.
The two regional tiers
The table below summarises the two main real estate thresholds under the rules in force from 1 September 2024. Each threshold is a necessary condition and excludes taxes, notary fees and professional costs.
| Region | Minimum | Main condition |
|---|---|---|
| High-demand areas (Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 residents) | €800,000 EUR | A single property, at least 120 m² |
| All other regions of Greece | €400,000 EUR | A single property, at least 120 m² |
A notable change: capital must go into a single property of at least 120 m², rather than being spread across several smaller assets as before. That rule sharply narrows the options in major cities.
The €250,000 routes that remain
Two cases keep the €250,000 threshold: converting commercial property into housing, and restoring a listed heritage building. Both aim to channel capital into refurbishing assets, rather than buying ready-made homes.
Beyond real estate, the Migration Code keeps other financial routes — company shares, bonds, equity — each with its own threshold. Investors should weigh every route against their goal, not just the lowest figure.
Rights, and what investors should weigh
Permit holders may live in Greece, travel within Schengen and sponsor family members. The Greece Golden Visa has also long been known for a very low physical-presence requirement — suited to those still living and working elsewhere.
On the trade-offs, the new thresholds sharply raise the entry cost in big cities, pushing many investors toward the €400,000 regions or the special routes. Capital is also tied to property — less liquid than an asset that can be resold easily.
This piece analyses public information; it is not legal or tax advice. Every case differs, and investors should work with a licensed professional in Greece and check the latest official source.
Summary
After the 2024 reform, the Greece Golden Visa is no longer a €250,000 gateway for everyone, but a tiered choice: €800,000 for high-demand areas, €400,000 for the rest, and a few special routes at the lower level. It remains competitive in Europe — but the real value lies in whether the investment fits the financial goal, not just in the permit.
Sources
- Bộ Di trú và Tị nạn Hy Lạp — Golden Visa
- Bộ Di trú và Tị nạn Hy Lạp — Tài liệu hướng dẫn Golden Visa
Figures are correct at publication. Immigration rules change often — always verify against the latest official source.