Greek Golden Visa lawyer
Looking for the best Greek golden Visa lawyer in Athens?
Greek Golden Visa 2026: The Complete Guide for Investors, Families, and Property Buyers
Greece Golden Visa 2026 – Everything You Need to Know
The Greek Golden Visa remains one of the most attractive residency-by-investment programs in Europe. In 2026, Greece continues to offer foreign investors the opportunity to obtain a five-year renewable residence permit through qualifying real estate investments, while also providing visa-free access to the Schengen Area and a pathway toward long-term residence and potential citizenship.
However, the legal framework has changed significantly. New investment thresholds, restrictions on eligible properties, minimum size requirements, limitations on short-term rentals, and special rules for converted buildings and listed properties have transformed the program.
For investors considering obtaining a Greek Golden Visa in 2026, understanding these changes is essential before purchasing property.
This comprehensive guide explains the most important Golden Visa requirements, clarifications, and opportunities available under the latest legislation and governmental circulars.
⸻
What Is the Greek Golden Visa?
The Greek Golden Visa is a residence-by-investment program allowing non-EU citizens to obtain a renewable residence permit by making a qualifying investment in Greece.
The permit:
• Is valid for five years
• Can be renewed indefinitely
• Allows free travel within the Schengen Zone
• Includes family members
• Does not require permanent residence in Greece
• Provides access to Greece’s healthcare and education systems
• Creates a potential pathway toward long-term residence and citizenship
The program is regulated under Article 100 of Law 5038/2023, as amended by Law 5100/2024 and clarified by the Ministry of Migration Circular of January 2026.
⸻
Golden Visa Investment Thresholds in 2026
One of the most significant changes concerns the minimum investment amount.
€800,000 Investment Requirement
The minimum investment is now €800,000 for properties located in:
• Athens (Attica Region)
• Thessaloniki Regional Unit
• Mykonos
• Santorini
• Islands with a population exceeding 3,100 inhabitants
The investment must generally concern one property only. The property must also meet the new minimum size requirements when applicable.
⸻
€400,000 Investment Requirement
For all other regions of Greece, the minimum investment is:
€400,000
The same rules apply:
• One property
• Compliance with size requirements
• Full ownership and possession
This category has become particularly attractive for investors looking at:
• Crete
• Peloponnese
• Corfu
• Rhodes
• Halkidiki
• Lesser-known islands
• Emerging tourism destinations
⸻
The New €250,000 Golden Visa Opportunities
Despite the increase in investment thresholds, the Greek Government preserved two highly attractive categories where the minimum investment remains only €250,000.
These opportunities have become the most sought-after investment routes in Greece.
⸻
Option 1: Conversion of Commercial Property into Residential Use
A Golden Visa may still be obtained with an investment of at least €250,000 where:
• A building changes use from commercial, industrial, office, professional, or another non-residential use into residential use.
• The conversion is legally completed before filing the Golden Visa application.
• The investment concerns one property.
Importantly, there is no 120 square meter minimum requirement in this category.
This has created exceptional opportunities for:
• Office-to-residential conversions
• Industrial building conversions
• Warehouse transformations
• Historic commercial building redevelopments
⸻
Option 2: Listed (Preserved) Buildings
A second €250,000 route exists for:
• Preserved buildings
• Historic buildings
• Listed structures requiring restoration
• Parts of preserved buildings
Again:
• Only one property is required
• No minimum 120 m² requirement applies
However, restoration obligations must be fulfilled before the first renewal of the residence permit.
⸻
The New 120 Square Meter Rule
One of the most important Golden Visa changes introduced by the new legislation is the minimum area requirement.
For investments under the:
• €800,000 category
• €400,000 category
the property must generally have:
At least 120 square meters of principal living space
Important clarifications:
• Storage rooms are not counted.
• Parking spaces are not counted.
• Auxiliary spaces are not counted.
• Only principal residential areas count.
An investor purchasing a luxury apartment worth €1 million but measuring only 118 m² would not qualify for the Golden Visa.
⸻
One Property Rule
Another major reform is the “one property” requirement.
For all investment categories:
• €800,000
• €400,000
• €250,000 conversion projects
• €250,000 preserved buildings
the investment must generally relate to a single property.
This rule is intended to reduce speculative acquisitions of multiple smaller apartments.
⸻
Can Parking Spaces and Storage Rooms Be Included?
Yes.
The Ministry clarified that parking spaces and storage rooms may be included in the total investment value if:
• They are acquired through the same purchase deed.
• They are located in the same building.
• They serve as auxiliary areas.
However:
• They do not count toward the 120 m² requirement.
• They may count toward the required investment amount.
⸻
Family Members Eligible for the Greek Golden Visa
The Golden Visa extends to family members, including:
• Spouse
• Registered partner
• Children
• Dependent family members under legal conditions
The family enjoys residence rights without additional investment.
The principal investor receives the Golden Visa permit, while family members obtain residence permits as family members of the investor.
⸻
Can Co-Owners Obtain a Golden Visa?
Yes, under certain circumstances.
If multiple investors acquire a property jointly:
• Each investor must independently satisfy the minimum investment threshold.
• The property must satisfy applicable requirements.
For married couples or registered partners, a single qualifying investment can support both spouses.
⸻
Short-Term Rental Restrictions
One of the most significant restrictions introduced concerns Airbnb-type rentals.
Properties acquired for Golden Visa purposes generally:
Cannot be used for short-term rental activity
This includes:
• Airbnb
• Booking.com short-term stays
• Similar sharing economy platforms
Violation may result in:
• Administrative fines
• Non-renewal of the residence permit
• Revocation of the Golden Visa
Long-term rentals remain permitted in many situations.
⸻
Special Rules for Converted Properties
For properties qualifying under the €250,000 conversion route:
• The conversion must be legally completed before the Golden Visa application.
• The conversion must have occurred after the legal reforms took effect.
• The property must genuinely originate from a non-residential use.
Artificial conversions designed solely to exploit the lower threshold may not qualify.
⸻
Golden Visa Renewal
The residence permit is renewable every five years.
To maintain eligibility:
• The investment must remain in the investor’s ownership.
• Applicable restoration obligations must be completed.
• Golden Visa restrictions must continue to be respected.
Failure to comply may result in refusal of renewal.
⸻
Can Investors Apply Through a Lawyer?
Yes.
Greek law expressly allows Golden Visa applications to be submitted through an authorized lawyer.
The power of attorney may often be executed:
• At a Greek Consulate
• Before a foreign notary
• Before another competent foreign authority
The document must normally bear:
• Apostille certification; or
• Consular legalization
This allows many investors to complete substantial portions of the procedure remotely.
⸻
Why Professional Legal Assistance Is Essential
The 2026 Golden Visa framework is significantly more complex than previous years.
Investors must now carefully verify:
• Investment thresholds
• Property location
• Square meter requirements
• Building permits
• Change-of-use legality
• Preservation status
• Compliance with renewal conditions
• Rental restrictions
• Ownership structure
• Tax obligations
A mistake can result in:
• Application rejection
• Delays
• Loss of eligibility
• Costly restructuring of the investment
For this reason, legal due diligence before signing any purchase agreement is absolutely essential.
⸻
Economou & Economou Law Office – Leading Golden Visa Lawyers in Greece
For foreign investors seeking the safest and most efficient Golden Visa process, few law firms possess the experience and international focus of Economou & Economou Law Office.
Based in Athens, the firm has assisted international clients from:
• United States
• Canada
• Australia
• United Kingdom
• Germany
• France
• Italy
• Spain
• Middle East
• Asia
The firm’s services include:
Complete Golden Visa Representation
• Legal eligibility assessment
• Property due diligence
• Contract review
• Tax number (AFM) acquisition
• Bank account assistance
• Power of attorney preparation
• Property acquisition support
• Residence permit applications
• Family member applications
• Golden Visa renewals
• Real estate investment structuring
Why Choose Economou & Economou?
• Extensive experience in Greek immigration law
• Deep knowledge of Golden Visa legislation
• English-speaking legal team
• Representation without requiring constant travel to Greece
• Fast and efficient handling of applications
• Full legal support from investment selection to permit issuance
⸻
Greece Golden Visa 2026: The Ultimate Legal Guide to Residency by Investment in Greece
Greece Golden Visa 2026: Complete Guide to Investment Requirements, Property Rules and Residency Benefits
Discover everything about the Greece Golden Visa 2026. Learn the €250,000, €400,000 and €800,000 investment routes, property restrictions, family benefits, residency rights, and legal requirements. Expert legal assistance from Economou & Economou Law Office.
Greece Golden Visa 2026: Everything Investors Need to Know
The Greece Golden Visa 2026 remains one of the most attractive residency-by-investment programs in Europe. Despite significant legislative changes, Greece continues to offer non-EU citizens a unique opportunity to obtain a renewable five-year residence permit through strategic real estate investment.
With access to the Schengen Area, inclusion of family members, and no mandatory minimum stay requirement, the Greece Golden Visa 2026 continues to attract investors from the United States, Canada, Australia, the United Kingdom, China, the Middle East, and many other countries.
However, the rules have changed dramatically. Investors must now understand new investment thresholds, property size requirements, restrictions on Airbnb rentals, special categories of investments, and detailed legal compliance obligations.
This comprehensive legal guide explains everything foreign investors need to know about the Greece Golden Visa 2026.
⸻
What Is the Greece Golden Visa?
The Greece Golden Visa is a residence permit granted to non-EU nationals who make a qualifying investment in Greece.
The program offers:
• Five-year renewable residence permit
• Visa-free travel throughout the Schengen Zone
• Residence permits for family members
• No requirement to live permanently in Greece
• Access to healthcare and education
• Potential pathway to long-term residence and Greek citizenship
The program is governed by Article 100 of Law 5038/2023, as amended by Law 5100/2024 and clarified by the Ministry of Migration’s 2026 Circular.
⸻
Why Is the Greece Golden Visa So Popular?
The Greece Golden Visa 2026 continues to outperform many competing European residency programs because:
• Greece has one of the lowest investment thresholds in Europe.
• No physical residence requirement exists for permit renewal.
• Family members are included.
• Greece offers excellent quality of life.
• Real estate values continue to rise.
• The permit is renewable indefinitely.
For investors seeking European mobility and a stable investment environment, the Greece Golden Visa 2026 remains one of the strongest options available.
⸻
Greece Golden Visa 2026 Investment Categories
The most important aspect of the new framework is understanding the different investment thresholds.
Category 1: €800,000 Investment Requirement
A minimum investment of €800,000 is required for properties located in:
• Attica (Athens Region)
• Thessaloniki
• Mykonos
• Santorini
• Islands with more than 3,100 inhabitants
Additionally:
• The investment generally must concern one property.
• The property must satisfy the minimum area requirements.
• Full ownership and possession are required.
Examples of Areas Requiring €800,000
• Athens City Center
• Athens Riviera
• Glyfada
• Voula
• Vouliagmeni
• Kifisia
• Thessaloniki
• Corfu
• Rhodes
• Paros
• Naxos
• Zakynthos
Many investors are surprised to learn that several islands now fall within the €800,000 category.
⸻
Category 2: €400,000 Investment Requirement
For all other areas of Greece, the minimum investment is:
€400,000
Popular regions include:
• Crete
• Peloponnese
• Kalamata
• Nafplio
• Volos
• Evia
• Northern Greece
• Smaller islands
For many investors, these regions now represent the best value opportunities under the Greece Golden Visa 2026.
⸻
Category 3: €250,000 Golden Visa Through Change of Use
One of the most exciting opportunities under the Greece Golden Visa 2026 is the special €250,000 category.
An investor may qualify through:
• Office-to-residential conversions
• Commercial-to-residential conversions
• Industrial building conversions
• Warehouse conversions
• Professional space conversions
The conversion must be completed before submission of the Golden Visa application.
Importantly:
No 120-square-meter requirement applies.
This route has become extremely attractive for investors seeking lower capital requirements.
If you want to learn more about the 250.000€ Greek Golden Visa you can visit the link below: https://www.econlaw.gr/how-to-get-a-greek-golden-visa-by-investing-https://www.econlaw.gr/how-to-get-a-greek-golden-visa-by-investing-250k/
⸻
Category 4: €250,000 Listed Building Investments
A second special category remains available for:
• Listed buildings
• Historic buildings
• Preserved properties
• Restoration projects
Minimum investment:
€250,000
Again:
• No 120-square-meter requirement applies.
• Only one property is needed.
However, restoration obligations must be completed before the first renewal.
⸻
The New 120 Square Meter Rule
One of the most important legal changes affecting the Greece Golden Visa 2026 is the introduction of a minimum size requirement.
For investments under the:
• €800,000 category
• €400,000 category
the property must have:
At least 120 m² of principal areas
Important clarifications:
Storage rooms do not count.
Parking spaces do not count.
Auxiliary spaces do not count.
Only principal residential areas count toward the minimum area requirement.
⸻
The One Property Rule
Another major reform introduced into the Greece Golden Visa 2026 is the “one property” rule.
For all investment categories:
• €800,000
• €400,000
• €250,000 conversion projects
• €250,000 listed buildings
the investment must generally concern:
One property only
This rule significantly changed investment strategies previously based on acquiring multiple smaller apartments.
⸻
Can Parking Spaces and Storage Rooms Be Included?
Yes.
The Ministry clarified that:
• Storage rooms may be included.
• Parking spaces may be included.
provided they:
• Are purchased through the same deed.
• Are located in the same building.
• Are auxiliary spaces connected to the investment.
Their value can contribute toward the minimum investment amount.
However, they do not count toward the 120-square-meter requirement.
⸻
Greece Golden Visa and Airbnb Restrictions
Many investors ask whether they can use their Golden Visa property on Airbnb.
The answer is now significantly restricted.
The new legislation prohibits:
• Short-term rentals
• Airbnb-type rentals
• Sharing economy rentals
• Short-term subletting
Violation may result in:
• Administrative fines
• Revocation of the residence permit
• Refusal of renewal
⸻
Can Golden Visa Properties Be Rented?
Yes, in many situations.
The restrictions focus primarily on short-term rental activity.
Long-term rentals remain possible in numerous circumstances and can continue generating investment income.
Professional legal advice should always be obtained before entering into rental arrangements.
⸻
Family Members Included in the Greece Golden Visa
One of the strongest advantages of the Greece Golden Visa 2026 is family inclusion.
Eligible family members may include:
• Spouse
• Registered partner
• Children
• Other qualifying dependent family members
The principal investor receives the Golden Visa.
Family members receive residence permits derived from the principal investor.
⸻
Can Married Couples Apply Together?
Yes.
Married couples and registered partners enjoy special treatment.
A single qualifying investment may support residence rights for both spouses.
This remains one of the most attractive aspects of the Greek program.
⸻
Remote Applications Through Lawyers
One of the reasons international investors prefer Greece is the ability to complete much of the process remotely.
Applications may be submitted through authorized lawyers using powers of attorney.
Powers of attorney executed abroad are generally accepted when properly legalized through:
• Apostille certification
• Consular legalization
This makes the Greece Golden Visa 2026 particularly convenient for investors who cannot travel frequently to Greece.
⸻
Athens Golden Visa Properties
Athens remains the most popular destination for Golden Visa investors.
Key investment areas include:
• Kolonaki
• Glyfada
• Voula
• Vouliagmeni
• Kifisia
• Marousi
• Piraeus
Because Athens falls within the Attica Region, investors must generally satisfy the €800,000 threshold.
⸻
Thessaloniki Golden Visa Opportunities
Thessaloniki continues to attract investors due to:
• Growing tourism
• University population
• Business opportunities
• Strong rental demand
The city is also subject to the €800,000 threshold.
⸻
Crete Golden Visa Investments
Crete has emerged as one of the most attractive regions for the Greece Golden Visa 2026.
Advantages include:
• Strong tourism market
• Lower entry threshold
• Excellent infrastructure
• International airports
• High rental demand
Many areas of Crete continue to qualify under the €400,000 category.
⸻
Why Legal Due Diligence Is Essential
The Greece Golden Visa 2026 is no longer a simple real estate purchase.
Investors must carefully verify:
• Property eligibility
• Investment category
• Building permits
• Change-of-use legality
• Property valuation
• Ownership structure
• Compliance with area requirements
• Future renewal conditions
A mistake can result in:
• Rejection of the application
• Delays
• Additional taxes
• Significant financial losses
This is why experienced legal representation is critical.
⸻
Why Economou & Economou Is Considered Among the Best Golden Visa Lawyers in Greece?
Foreign investors require lawyers who understand both Greek immigration law and Greek real estate law.
Economou & Economou Law Office has built a strong reputation assisting international clients with:
• Greece Golden Visa applications
• Property acquisitions
• Residence permits
• Immigration law
• Investment law
• Real estate due diligence
The firm provides comprehensive legal support from the initial property search through final residence permit approval.
Services Include:
• Golden Visa eligibility review
• Real estate legal due diligence
• Tax number (AFM) acquisition
• Representation through power of attorney
• Contract review and negotiation
• Property transfer support
• Residence permit applications
• Family applications
• Permit renewals
• Long-term immigration planning
Clients from the United States, Canada, Australia, the United Kingdom, Germany, France, Italy, Spain, the Middle East, and Asia regularly seek assistance from the firm when investing in Greece.
⸻
Frequently Asked Questions About the Greece Golden Visa 2026
What is the minimum investment for the Greece Golden Visa 2026?
The minimum investment is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and many larger islands, €400,000 in most other regions, and €250,000 for qualifying conversion and listed-building projects.
Can I buy multiple apartments?
Generally no. The investment must usually concern one property.
Can I buy a property through a company?
This depends on the ownership structure and legal requirements. Legal advice should be obtained before proceeding.
Can I use Airbnb?
In most new Golden Visa cases, short-term rental activity is prohibited.
Is physical residence in Greece required?
No minimum stay requirement generally applies for maintaining the permit.
Does the Greece Golden Visa lead to citizenship?
Potentially yes, provided all legal requirements for naturalization under Greek law are met.
Can family members be included?
Yes. Family members may receive residence permits through the principal investor.
The Greece Golden Visa 2026 remains one of Europe’s most attractive residency-by-investment programs. Although investment thresholds have increased and new restrictions apply, investors continue to enjoy exceptional opportunities through the €250,000 conversion and restoration routes, as well as strategic investments throughout Greece.
With the legal framework becoming increasingly complex, expert legal guidance is more important than ever. By working with experienced Golden Visa lawyers such as Economou & Economou Law Office, investors can confidently navigate the application process, protect their investment, and secure long-term residence rights in Greece.
The Greece Golden Visa 2026 remains one of Europe’s strongest residency-by-investment programs. Although investment thresholds have increased to €400,000 and €800,000 in many areas, exceptional opportunities continue to exist through the €250,000 routes involving property conversions and listed building restorations.
Success under the new framework requires careful legal planning, thorough due diligence, and expert guidance from experienced Golden Visa lawyers. Investors who understand the new rules and structure their investments correctly can still secure one of the most valuable residence permits in Europe while benefiting from Greece’s thriving real estate market, strategic location, and high quality of life.
• Greece Golden Visa 2026
• Greek Golden Visa requirements 2026
• Greece residency by investment
• Golden Visa Greece lawyer
• Golden Visa Greece property investment
• Golden Visa Greece 250,000
• Golden Visa Athens
• Best Golden Visa lawyer Greece
For a law firm website such as Econlaw, I would strengthen it considerably.
Greece Golden Visa 2026: Complete Legal Guide to Investment Requirements, Property Rules and Residency Benefits
“Discover the complete Greece Golden Visa 2026 guide. Learn the €250,000, €400,000 and €800,000 investment requirements, property restrictions, family benefits, and legal procedures. Expert legal assistance from Economou & Economou Law Office.”
⸻
“Greece Golden Visa 2026”
Frequently Asked Questions About the Greece Golden Visa 2026
What is the minimum investment for the Greece Golden Visa in 2026?
The minimum investment is €800,000 in Athens, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 inhabitants, while other areas require €400,000. Certain conversion and listed-building projects remain eligible at €250,000.
Can I buy multiple properties for a Golden Visa?
No. Under the new rules, the investment generally must concern one property only.
Can I use my Golden Visa property as an Airbnb?
No. New Golden Visa properties cannot generally be used for short-term rental activity.
Does the Greece Golden Visa lead to citizenship?
Potentially yes, provided all citizenship requirements under Greek law are met.
Athens Golden Visa Properties
Thessaloniki Golden Visa Investments
Crete Golden Visa Opportunities
Mykonos and Santorini Golden Visa Rules
“Why Choose Economou & Economou law office in Athens Greece”?
• because you choose the best Golden Visa lawyer in Greece
• because you choose the best Immigration lawyer in Greece
• because you choose the best Golden Visa attorney in Athens
• because you choose the best English speaking Golden Visa lawyer in Greece
If you are considering applying for a Greek Golden Visa in 2026, obtaining legal advice before purchasing property can save significant time, money, and risk.
Contact the best golden visa lawyers in Greece of
Economou & Economou Law Office
26 Asklipiou Str 10679 Athens
Contact Form: https://www.econlaw.gr/en/contact/
Email: econlaw@live.com
Telephone: (+30)2103603824
Website: www.econlaw.gr
