Greece overhauls Golden Visa rules to address housing crisis

The Greek government is overhauling its Golden Visa program as part of the National Strategy for Housing Policy 2026–2035 to address the national housing crisis. The strategy includes 50 measures with a budget exceeding 6.5 billion euros.

A key component of the overhaul is a new visa category tied exclusively to long-term leasing. Under this category, investors can acquire a portfolio of multiple properties rather than a single unit, provided they are used for long-term rentals. Short-term leasing is explicitly excluded, and a monitoring mechanism will track property usage to ensure investments boost housing supply and reduce vacancy rates.

Investment thresholds for the program vary by region. In Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents, the threshold is 800,000 euros. In all other areas, the threshold is 400,000 euros, while certain properties—such as those converted for residential use—may have an entry threshold of 250,000 euros.

Market interest is expected to focus on listed buildings and properties capable of being converted from commercial to residential use, such as office buildings or abandoned shopping centers. According to the Ministry of Migration and Asylum, 2,551 new applications for initial residence permits were submitted in the first half of 2026.