Greece continues to be one of Europe’s most attractive destinations for residency by investment. However, the legal framework has evolved significantly, making professional legal guidance more important than ever.
Here are the five key developments investors should know in 2026:
1. The €250,000 investment option still exists
Many investors believe the minimum investment has increased everywhere to €400,000 or €800,000. This is not entirely correct.
The €250,000 threshold remains available for specific categories of real estate, particularly:
- commercial properties converted into residential use; and
- listed (preserved) buildings undergoing restoration,
provided the statutory requirements are fully satisfied. These opportunities have become increasingly valuable in today’s market.
2. Greater legal scrutiny of qualifying investments
The Ministry of Migration and Asylum has issued interpretative guidance clarifying how the revised legislation should be applied. Authorities are now paying closer attention to:
- the genuine value of the investment,
- property eligibility,
- compliance with anti-circumvention rules, and
- the structure of acquisition transactions.
Proper legal due diligence before signing any contract is therefore essential.
3. Administrative procedures continue to improve
Recent legislative reforms seek to simplify residence permit procedures, facilitate renewals and improve the efficiency of immigration services, providing greater legal certainty for investors and their families.
4. A new investment pathway has been introduced
For investors interested in entrepreneurship rather than real estate, Greece has introduced an additional residency route through qualifying investments in eligible Greek start-ups, broadening the available investment options without replacing the traditional real estate programme.
5. Choosing the right property is now more important than ever
The success of a Golden Visa application depends not only on the investment amount but also on whether the property satisfies the legal eligibility criteria.
A thorough legal review before purchase—including title investigation, planning compliance, land registry verification and Golden Visa eligibility assessment—can prevent costly delays and legal complications.
As a lawyer based in Chania, Crete, I regularly advise international clients throughout the entire acquisition process—from legal due diligence and contract negotiations to the successful completion of their Golden Visa applications.
If you are considering investing in Greek real estate, obtaining legal advice at the outset is one of the most valuable investments you can make.