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KMD Investor Guide 2026

Greece Golden Visa Investor Roadmap 2026

A practical legal guide for investors considering property acquisition and residence rights in Greece.

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Investment Categories

Choose the correct Golden Visa investment route

The required threshold depends on the property's location, legal use, surface and investment category.

High-demand areas
€800K

Premium location threshold

Applicable to designated high-demand areas, subject to the conditions of the current legal framework.

  • Attica region
  • Thessaloniki Regional Unit
  • Mykonos and Santorini
  • Certain populated islands
  • Generally one qualifying property
Other areas of Greece
€400K

Regional property investment

The standard property threshold for qualifying locations outside the designated premium areas.

  • One qualifying property
  • Legal surface verification
  • Location eligibility review
  • Legal and technical due diligence
Special property routes
€250K

Conversion or listed building

Special categories may cover legal changes of use or listed buildings requiring restoration.

  • Change of use completed before application
  • One qualifying property
  • Restoration obligations may apply
  • Special renewal conditions
The purchase price alone does not prove eligibility.

The location, lawful surface, planning status, use, payment method and investment category must all be reviewed.

Investor Roadmap

From investment planning to residence permit

A coordinated process reduces delays, prevents unsuitable property selections and protects the investment.

01
Investment Strategy Define objectives, budget and location.
02
Property Selection Identify a property matching the legal route.
03
Legal Due Diligence Review title, use and planning compliance.
04
Purchase and Payment Complete the transaction with compliant evidence.
05
Permit Application Submit investor and family applications.
06
Renewal Planning Maintain the qualifying investment.
Legal Due Diligence

Review the property before paying a deposit

The property should be checked both as a real estate acquisition and as a Golden Visa investment.

✓
Ownership and title history Verification of the seller's legal ownership.
✓
Land Registry and Cadastre Review of registrations and property records.
✓
Mortgages and claims Search for liens, seizures and third-party rights.
✓
Planning compliance Review of permits and unauthorised alterations.
✓
Official property use Confirmation of lawful residential or converted use.
✓
Golden Visa eligibility Confirmation of the correct investment category.
✓
Technical inspection Coordination with a qualified engineer.
✓
Restoration obligations Review of listed building requirements.
01

Define the investment objective

Decide whether the main objective is residence rights, personal use, long-term rental income, capital protection or a combination of these goals.

  • Choose the preferred location and property type.
  • Identify the family members to be included.
  • Review the intended use of the property.
  • Consider future resale and succession planning.
02

Prepare the investor documents early

Foreign documents may require Apostille, consular legalisation and official Greek translation.

  • Greek Tax Identification Number, AFM.
  • Power of attorney, where required.
  • Passport and entry documentation.
  • Source of funds and banking compliance documents.
  • Health insurance documentation.
  • Marriage, birth and family status certificates.
03

Structure the purchase payment correctly

The transaction should create a clear financial trail showing the payer, seller, amount, payment institution and connection with the purchase deed.

Avoid undocumented rebates or informal payments.

Artificial price structures or agreements to return part of the investment may create serious legal risk.

04

Complete the acquisition and registration

The final purchase deed, payment evidence, ownership registration and property tax declaration should all support the subsequent residence permit application.

  • Final notarial purchase deed.
  • Payment through an accepted method.
  • Registration with the Land Registry or Cadastre.
  • Property declaration in the investor's E9.
05

Submit the residence permit application

The purchase does not automatically issue a residence permit. A separate application file must be prepared.

  • Passport and application forms.
  • Biometric photographs and health insurance.
  • Government fee payment evidence.
  • Purchase deed and notarial certificate.
  • Registration and property tax documentation.
  • Additional documents for the selected category.
06

Plan the family applications

Eligible family members may include the spouse or recognised partner, dependent children and certain parents, subject to the applicable legal requirements.

Property Use

Understand the restrictions before purchasing

The intended rental or business use should be reviewed before the transaction, not after completion.

×

Short-term rentals

Golden Visa properties are subject to restrictions regarding short-term rental activity.

×

Subletting

Subletting arrangements should not be assumed to be permitted without legal review.

!

Business use

Special restrictions may apply to properties acquired under the change-of-use route.

Investor Protection

Common Golden Visa warning signs

The property is advertised as eligible without a written legal assessment.
A deposit is requested before title and planning checks.
The change of use has not been legally completed.
The investment plan depends on short-term rental income.
Part of the purchase price will be returned after completion.
Payments are proposed outside the documented transaction.
The official surface differs from the marketed property size.
Permit approval or processing time is presented as guaranteed.
Frequently Asked Questions

Greece Golden Visa 2026 FAQ

What is the minimum property investment?
The applicable threshold may be EUR 800,000, EUR 400,000 or EUR 250,000, depending on the location, use and legal category of the property.
Does any property above the threshold qualify?
No. Eligibility also depends on legal use, planning status, surface, location, payment method and the specific investment route.
Can the property be rented?
Long-term rental may be possible. Restrictions apply to short-term rental activity and subletting.
Can family members receive residence permits?
Eligible family members may include the spouse or recognised partner, dependent children and certain parents.
Is there a minimum stay requirement?
There is generally no minimum physical stay requirement for renewal, provided that the qualifying investment remains in place.
How long is the permit valid?
The residence permit is generally valid for five years and may be renewed for additional five-year periods.
Start With Legal Clarity

Considering a Golden Visa investment in Greece?

Contact KMD Law Firm before paying a deposit or signing a reservation agreement. Our team can review the property and provide a clear legal roadmap.

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