Greece Golden Visa 2026: Rules, Investment Zones, and New Requirements
- Thomas W
- 21.01
- време за четене: 2 мин.
Are you looking to secure your future in Europe? The Greece Golden Visa remains one of the world's most popular residency-by-investment programs. However, with the new 2026 regulations now in full effect, understanding the tiered investment zones and specific property requirements is critical for a successful application.
In this comprehensive guide, we cover everything you need to know about obtaining Greek permanent residency through real estate in 2026, with a focus on high-growth markets like Nikiti and the wider Halkidiki region.
What is the Greek Golden Visa?
The Greece Golden Visa program allows non-EU citizens (and their families) to obtain residency in Greece through a qualifying investment. Unlike many other European programs, Greece does not require you to live in the country to maintain your status, making it the perfect "Plan B" or a lucrative holiday home investment.
Key Benefits for 2026:
Permanent Residency: Granted for 5 years and renewable indefinitely.
Family Inclusion: Covers your spouse, unmarried children under 21, and parents of both spouses.
Schengen Freedom: Visa-free travel throughout all 29 Schengen Area countries.
No Stay Requirement: You can enjoy your residency without a single day of physical presence required.
Path to Citizenship: Eligibility to apply for Greek (EU) citizenship after 7 years of residency.
2026 Investment Zones & Price Thresholds
To manage housing demand, the Greek government has implemented a tiered pricing structure. In 2026, the market is divided into two primary investment zones:
1. The Premium Zone (€800,000)
For high-demand "hotspots," the minimum investment is €800,000. This applies to:
Greater Athens (Attica region)
Thessaloniki (Central Municipality)
Mykonos & Santorini
Islands with a population over 3,100 (e.g., Crete, Rhodes, Corfu)
2. The Strategic Zone (€400,000)
In most other parts of Greece, including the majority of the beautiful Halkidiki region, the entry threshold is €400,000.
Crucial 2026 Rule: To qualify for these tiers, the investment must be made in a single property with a minimum interior area of 120 square meters. Combining multiple smaller units to reach the price threshold is no longer permitted.
Why Invest in Nikiti, Halkidiki?
For investors seeking the best balance of lifestyle and ROI, Nikiti has emerged as a top-tier destination. While Athens prices are at record highs, Nikiti offers a strategic advantage:
Lower Entry Barrier: You can still find premium new-build villas and maisonettes exceeding 120 sqm within the €400,000 zone.
High Rental Yields: Nikiti’s booming tourism sector ensures strong seasonal demand (May–October), providing excellent passive income.
Connectivity: Just 60–90 minutes from Thessaloniki International Airport, making it accessible year-round.
The Step-by-Step Process
Property Selection: Identify a property that meets the 120 sqm and price zone requirements.
Legal Due Diligence: Hire a Greek lawyer to perform title checks and obtain your Greek Tax Number (AFM).
Purchase Agreement: Funds must be transferred via bank wire from the buyer's account to the seller.
Submission: Your lawyer submits the residency application. You receive a "Blue Receipt," allowing you to stay in Greece immediately.
Biometrics: A brief visit to Greece is required for fingerprints.
Issuance: Your Golden Visa card is typically issued within 2–4 months.
Summary
The Greece Golden Visa in 2026 remains one of the strongest residency programs in the world. By focusing on emerging growth areas like Nikiti, you can secure European residency while owning a high-value asset that delivers consistent returns.
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