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🏛️ Greek Golden Visa – Your Gateway to Europe Through Real Estate
The Greek Golden Visa is a residency-by-investment programme for non-EU citizens and their families. It grants a 5-year Greek residence permit in exchange for a qualifying real estate investment in Greece. The permit can be renewed while the investment is kept and the renewal conditions are met. Holders can also make short visits to other countries in the Schengen Area (29 Schengen Area countries in total), normally up to 90 days in any 180-day period, subject to entry conditions.
Samos Housing is a licensed real estate agency on Samos Island. We assist international buyers through every step of the Golden Visa purchase process. This includes property selection, legal coordination and the permit application. Browse our Samos properties currently for sale.
⚠️ New (September 2026): The Greek government has announced a proposed rise in the transfer tax from 3% to 15% on homes bought by certain non-EU buyers, with exceptions; the Ministry of Economy & Finance has referred to 1 July 2027. Confirm the enacted rules with your notary or tax adviser before you sign. Read what it means for Golden Visa buyers →
💰 Golden Visa Investment Thresholds
The minimum investment thresholds for the Greek Golden Visa were updated by the Greek government under Law 5100/2024, with the new limits applying from 2024 subject to transitional rules. The applicable threshold depends on the location and type of property:
| Property type & location | Minimum investment |
|---|---|
| Residential or commercial property — Athens, Thessaloniki, Mykonos, Santorini, and islands with population over 3,100 inhabitants (including Samos) | €800,000 |
| Residential or commercial property — most other regions of Greece | €400,000 |
| Non-residential property (e.g. commercial) converted to residential use, with the change of use completed before applying — anywhere in Greece | €250,000 |
| Listed buildings for restoration, with the restoration completed before the first renewal — anywhere in Greece | €250,000 |
For the €800,000 and €400,000 routes, the investment must be in a single property and, for a built property, the main spaces must be at least 120 m²; the 120 m² minimum does not apply to the €250,000 conversion and listed-building routes. Both new-build and resale properties can qualify. Payment method and supporting documents are set by the Ministry and checked case by case.
💡 Don't Forget — Build Your Own Golden Visa Villa on Samos
Many buyers overlook a simple route to the €800,000 threshold: purchasing a plot of land and building a new villa through Samos Housing. Under the Ministry's joint decision (KYA 214926/2025) and circular, the land purchase together with the construction contract can count toward the threshold, provided the home the investor keeps is a single property with at least 120 m² of main spaces and the required notarial, payment, permit, contract and insurance documents are provided. We check buildability, the permit path and the file before you commit — and you get a new home built to your specification.
🏗️ Land + construction contract ≥ €800,000, one home with ≥ 120 m² main spaces, full documentation → possible Golden Visa route ✅
Samos Housing manages the entire process in-house. First, we find the right plot in our listings and prepare the architectural drawings. Then our licensed civil engineers prepare and submit the building permit application and manage construction. As a result, you have a single trusted point of contact from land purchase to key handover. Every stage of the build is also documented for your Golden Visa file. Learn more about the Samos Housing construction service → · Cost to build a house on Samos →
⚖️ Golden Visa Rental Rights — What the Law Allows (Law 5100/2024)
Article 64 of Law 5100/2024 amends Article 100 of the Migration Code (Law 5038/2023). Since April 2024, it sets clear limits on how a Golden Visa property may be used:
- ✅ Permitted: own use by the investor and family. A standard long-term lease (60 days or more) is also allowed if registered with the Greek tax authority (AADE)
- ⛔ Prohibited: short-term letting of any kind, such as Airbnb, Booking.com, Vrbo or private bookings under 60 days. The ban applies for as long as the residence permit is based on the property
- ⛔ Prohibited (€250,000 conversion route): use of the property as the registered seat or branch of a company
- 💸 Penalty: a fine of €50,000 and revocation of the residence permit
The Ministry of Migration circular of 21 April 2026 and the joint decision on supporting documents set out how the investment value and payment must be documented for each route. Inflated prices or side arrangements put an application at risk. A certified property valuation from Samos Housing documents the real market value before you sign.
Legal information reviewed 14 October 2026 by Samos Housing. Sources: Ministry of Migration & Asylum; Law 5100/2024 (Government Gazette A' 49/05.04.2024), Art. 64; Law 5038/2023 (Migration Code), Art. 100; joint decision 214926/2025 (Gazette B' 6014/11.11.2025); Ministry circular 1/21.04.2026 (ADA ΨΣΙ746ΜΔΨΟ-ΔΧΜ). General information, not legal advice — confirm your case with a licensed Greek lawyer.
🏛️ 2026 Update — Announced 15% Transfer Tax on Homes Bought by Certain Non-EU Buyers
At the 90th Thessaloniki International Fair (6 September 2026), the government announced a proposal to raise the transfer tax from 3% to 15% on homes bought by certain non-EU buyers. With the 3% municipal surcharge, the effective rate would be 15.45% instead of 3.09% of the taxable value. The government's details of 7 September 2026 and the Ministry of Economy & Finance describe the measure as follows:
- Who pays: natural persons who are third-country nationals and not long-term residents of Greece (the government text also refers to tax residents of third countries), buying residential property
- Announced exceptions: Greek citizens, ethnic Greeks (ομογενείς), EU/EEA citizens and long-term residents of Greece; the announcement refers to purchases by natural persons. Purchases of land, business premises and other non-residential property are described as outside its scope. The final law will set the exact scope
- When: the Ministry of Economy & Finance has referred to a window until 1 July 2027 for transfers already in progress. The exact start date and transitional rules depend on the enacted law
- Hypothetical comparison on taxable value, if enacted as announced: taxable value €800,000 → €24,720 at 3.09% vs €123,600 at 15.45% · €400,000 → €12,360 vs €61,800 · €250,000 → €7,725 vs €38,625 (actual tax depends on the enacted law and any exemptions)
Many Golden Visa investors are third-country nationals, so the measure may affect them if it is enacted as announced. Do not plan a purchase around a deadline or an exemption until your notary or tax adviser has confirmed the enacted law, its scope, start date and transitional rules for your transaction. Whether a land purchase followed by construction would fall outside the higher rate also depends on the final text.
Reviewed 14 October 2026 against the government announcement of 7 September 2026 and the Ministry of Economy & Finance statement, as an announced measure. Check the enacted law before any transaction. General information, not tax advice.
✅ Key Benefits of the Greek Golden Visa
- ⏰ 5-year renewable Greek residence permit — renewable while the investment is kept and the renewal conditions, including health insurance, are met
- ✈️ Short visits to other Schengen countries — normally up to 90 days in any 180-day period, subject to entry conditions. The 29 Schengen countries: Austria, Belgium, Bulgaria, Croatia, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, Switzerland
- 👨👩👧👦 Family members can apply — spouse or registered partner, unmarried children under 21 (custody conditions apply where relevant) and the parents of both spouses can obtain their own permits linked to the investment, subject to the eligibility and document conditions
- 🌍 No minimum stay requirement. You do not need to live in Greece or on the property to maintain your visa
- 🏥 Healthcare and education — health insurance cover is required for the permit; access to public services depends on each holder's status and the applicable rules
- 🇬🇷 Citizenship is a separate process — naturalisation has its own conditions, including actual legal residence in Greece and language and integration requirements; the residence permit alone does not lead to citizenship
- 💼 Long-term rental income permitted. Live in the property or let it on a registered long-term lease. However, short-term (Airbnb-type) letting is prohibited by Law 5100/2024
🌟 Why Samos for a Golden Visa Investment?
- 🔑 €250,000 conversion route. A qualifying conversion of a non-residential building to a home on Samos can use the €250,000 route, subject to the conditions above
- 🏗️ Build your own villa. Land + construction through Samos Housing can count toward the €800,000 threshold when the finished home meets the route's conditions; we check feasibility first
- 📈 Year-round towns. Samos Town (Vathy), Karlovasi (University of the Aegean) and Pythagoreio are lived in all year; we check local long-term rental demand for the specific property before you buy
- ✈️ Direct international flights — Samos International Airport serves Germany, the Netherlands, the UK, and Scandinavia throughout the season
- 🛡️ Neighbourhood check — we review access, services and the surrounding area with you on site before you commit
- ☀️ Mediterranean climate — mild winters and a long summer season; we check orientation, sun and sea exposure for each property
- 💰 Price per square metre — compare local transaction evidence and, where useful, a certified valuation before you buy
📋 Typical Documents for a Greek Golden Visa Application
- 🛂 Valid passport
- 🏠 Signed property purchase agreement or notarial deed
- 💸 Proof of payment of the purchase price, in the form the Ministry requires for your route
- 📄 Greek tax identification number (AFM)
- 🩺 Health insurance cover in Greece
- 📊 Certified property valuation report, where your route requires one (Samos Housing provides this service)
Samos Housing coordinates the full application process on behalf of international buyers. This includes legal due diligence, notary, tax registration and permit submission. The exact document list is set by the Ministry's joint decision and depends on the route; your lawyer confirms it for your case. A certified property valuation report is available directly through Samos Housing when your case needs one.
❓ Greek Golden Visa – Frequently Asked Questions
💰 What is the minimum investment for the Greek Golden Visa?
The standard threshold is €800,000 for residential and commercial properties on Samos. The same applies to all Greek islands with over 3,100 inhabitants. A reduced threshold of €250,000 applies to non-residential buildings converted to residential use (change of use completed before the application) and to listed buildings for restoration (restoration completed before the first renewal), anywhere in Greece, including Samos.
⏰ How long is the Greek Golden Visa valid?
The Greek Golden Visa residence permit is valid for 5 years. It can be renewed for further 5-year periods while you keep the qualifying investment and meet the renewal conditions, including health insurance.
👨👩👧👦 Can I include my family in my Greek Golden Visa application?
Yes, if they meet the eligibility conditions. The spouse or registered partner, unmarried children under 21 (with custody conditions where applicable) and the parents of both spouses can obtain residence permits as family members of the investor, based on the same qualifying investment. Each family member has their own permit and must provide the required supporting documents.
🌍 Do I need to live in Greece to maintain my Golden Visa?
No. There is no minimum stay requirement. You can live anywhere in the world and still renew your Greek Golden Visa. Renewal requires that you keep the qualifying investment and meet the other renewal conditions, such as health insurance.
💼 Can I rent out my Golden Visa property?
Only on a long-term basis. Article 64 of Law 5100/2024 amends Article 100 of the Migration Code (Law 5038/2023). Under it, a Golden Visa property may be the investor's own residence. Alternatively, it may be let on a standard long-term lease registered with the Greek tax authority (AADE). Short-term letting of under 60 days — Airbnb, Booking.com, Vrbo or private bookings — is prohibited. A breach carries a fine of €50,000 and revocation of the residence permit.
🏢 Does the €250,000 commercial-to-residential route have extra restrictions?
Yes. The change of use to residential must be legally completed after 5 April 2024 and before you apply, and documented as the Ministry requires (engineer's certification of the change of use, plus the required evidence concerning registration of the purchase deed). A property that was already in residential use when Law 5100/2024 entered into force cannot qualify through a later change to another use and a second change back to residential. The property may not serve as the registered seat or branch of a business, and the short-term rental ban applies. Samos Housing's licensed engineers check feasibility and prepare the change-of-use file.
📐 Can Samos Housing issue the building permit for a new Golden Visa villa?
Yes. Samos Housing is a licensed civil-engineering office on Samos. We prepare the architectural and structural drawings and submit the building permit application through e-Adeies. Then we manage construction through to handover. Land purchase plus construction can count toward the €800,000 threshold when the finished home is a single property with at least 120 m² of main spaces and is documented as the Ministry requires. Building permits & engineering services →
🏛️ Does the new 15% transfer tax apply to Golden Visa purchases?
It may, if enacted as announced. In September 2026 the government announced a proposed 15% transfer tax (15.45% with the municipal surcharge) on homes bought by third-country nationals who are not long-term residents, with exceptions, and the Ministry of Economy and Finance has referred to 1 July 2027. Scope, start date and transitional rules depend on the final law, so confirm them with your notary or tax adviser before signing, and do not rely on a land or construction exemption until the law confirms it.
🇬🇷 Can the Greek Golden Visa lead to citizenship?
Not automatically. Naturalisation is a separate process with its own conditions, including actual legal residence in Greece for the required period and Greek language and integration requirements. Check your eligibility with a lawyer against the Ministry of Interior's current conditions. Note that the residence permit alone does not constitute citizenship.
🏗️ Can I build a new villa on Samos and use it for the Golden Visa?
It can be. Under the joint decision KYA 214926/2025, a land purchase plus a construction contract can count toward the €800,000 threshold if the finished home you keep is a single property with at least 120 m² of main spaces and the notarial, payment, permit, contract and insurance documents are provided. We check feasibility and the permit path before you buy. Samos Housing manages both the land acquisition and the full construction process in-house. Learn more about our construction service →
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Before you commit capital
A residency threshold is not the same thing as a good investment
A property can meet the Golden Visa investment threshold and still be a poor purchase — over-priced for its location, unbuildable beyond what already stands, encumbered by unpermitted works, or impossible to resell at the price you paid. The residency rules say nothing about any of that.
Before you buy, have the property assessed by the people who would build and value it: buildable area, construction cost, permit path, title and cadastral risk, and an exit valuation prepared by a Ministry of Finance certified valuer (PeopleCert-certified, TEGOVA- and RICS-compliant).
Property investment assessment →
Related: certified property valuation · cadastre check · building legalisation · property for sale