The Greek Golden Visa is one of the best-known residency-by-investment programs in Europe. But thresholds have increased significantly since 2024, and the rules are evolving fast. Here is the precise state of play in 2026, no shortcuts.
Important
The Golden Visa is a program EXCLUSIVELY for non-EU citizens. EU citizens already benefit from freedom of movement and do not need this program to settle in Greece.
Investment thresholds by zone
Since September 1, 2024 (Law 5100/2024), Greece has divided its territory into two zones with different thresholds:
| Zone | Minimum threshold | Territories covered |
|---|---|---|
| Zone A (800,000 EUR) | 800,000 EUR | Attica, Thessaloniki, Mykonos, Santorini, all islands with over 3,100 inhabitants (including Crete) |
| Zone B (400,000 EUR) | 400,000 EUR | Rest of mainland Greece, small islands with fewer than 3,100 inhabitants |
Crete is Zone A
Crete is classified as Zone A. The minimum threshold for a Golden Visa through Cretan real estate is therefore 800,000 EUR.
The 250,000 EUR exception
The 250,000 EUR threshold still exists, but only in two very specific cases: converting a commercial property unused for at least 5 years into residential use, or renovating a listed heritage building. These cases represent a tiny minority of applications.
Key program rules
- Only one property allowed per application
- Minimum surface area of 120 sqm
- Formal prohibition on short-term rental of the property (Airbnb, Booking, etc.)
- 35-year concession
- The property must be retained for the entire duration of the permit
Airbnb prohibited
This is a crucial point: a property purchased under the Golden Visa cannot be rented out as a short-term rental. If your goal is to generate rental income through Airbnb, the Golden Visa is not the right vehicle.
Processing times
The current backlog exceeds 49,000 pending applications. Actual processing time ranges from 6 to 14 months depending on case complexity and the immigration office involved. Plan for at least 12 months.
2026 change: the 5-year countdown
Important update: the 5-year residence permit duration will now count from the actual issuance of the residence card, not from the application filing date. Given current processing times, this represents a tangible benefit for applicants.
Non-real-estate alternatives
The Greek Golden Visa is not limited to real estate. Other pathways exist:
- Bank deposit: 500,000 EUR minimum in a Greek bank
- Government or corporate bonds: 800,000 EUR minimum
- Startup/venture capital investment: 250,000 EUR minimum
Kairos' role
This article is purely informational. Kairos is not a law firm and does not handle Golden Visa applications directly. However, we assist non-EU buyers in finding and acquiring properties in Crete, in coordination with immigration lawyers. If you are looking for property in Crete as part of a Golden Visa project, we can help you identify suitable opportunities.
Sources
- Law 5100/2024 - Golden Visa threshold revision Greece (effective September 1, 2024)
- Global Citizen Solutions - Greece Golden Visa Guide 2026
- Sintoris Law - Greek Immigration Law Updates
- Immigrant Invest - Greece Golden Visa Program Analysis
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