The Golden Visa investment levels set in 2024 still apply in 2026. What changed this year is the detail around them. A new migration law came into force in February 2026, and the Ministry of Migration and Asylum issued a circular in April 2026 on how its offices apply the Golden Visa article. This page lists each change with its official source, so you can see whether it affects a property you own or plan to buy. For help with an application, see our Golden Visa service page.
What changed in 2026, in short
Three official texts shape the Golden Visa rules as they stand in November 2026:
- Joint ministerial decision 214926/2025 (Government Gazette B 6014) sets the special documents for the investor permit.
- Law 5275/2026 (Government Gazette A 17, 6 February 2026) amends the Migration Code. It changes family members, renewal deadlines and permit duration, and adds a permit type for UK citizens.
- Circular 1 of 21 April 2026 from the General Secretariat for Migration Policy explains how Article 100 of the Migration Code, the Golden Visa article, applies in practice.
None of them changes the minimum investment amounts.
The investment levels still in force
Law 5100/2024 replaced Article 100 of the Migration Code in April 2024. Its levels are unchanged in 2026:
| Area or type | Minimum value |
|---|---|
| Attica, Thessaloniki regional unit, Mykonos, Santorini, and islands with more than 3,100 inhabitants | €800,000, one property, 120 m² minimum |
| Rest of Greece | €400,000, one property, 120 m² minimum |
| Conversion to residential use, or a listed building to restore | €250,000, one property |
Source: Law 5100/2024, Article 64, consolidated text on migration.gov.gr.
As our Golden Visa page explains, Kefalonia is in the €800,000 band.
A permit granted under the older €250,000 rules stays valid and is renewed as long as the conditions that applied when it was granted are still met. The transition periods for buying under the old rules ended on 28 February 2025 and 30 April 2025.
Change 1: family members of investors
Article 29 of Law 5275/2026 rewrote the list of family members who can join an investor in Article 95 of the Migration Code. The list keeps the spouse or registered partner, unmarried children under 21 and the parents of the couple. It adds one group: adult children of the investor or the spouse who lack legal capacity, whatever their age, if they live with the investor and are supported by them. A final court decision, Greek or recognised in Greece, or an equivalent official document from their home country proves the lack of capacity.
Family permits still expire on the same day as the investor’s. A child who turns 21 receives a separate three year permit on showing the previous family permit.
Change 2: renewal deadlines and late applications
Article 12 of Law 5275/2026 amended Article 11 of the Migration Code, which sets the general renewal procedure. The rules now are:
- You apply in the two months before your permit expires, with the required documents.
- A late application can be filed up to three months after expiry. Before 2026 the limit was one month.
- A late application carries a fine of €100 for each month of delay.
- After three months, late applications are not accepted unless you prove force majeure.
- Renewals are filed online through the ministry’s system, which can send your file to whichever regional office has the fewest pending cases.
For an investor permit, the April 2026 circular adds that you prove you still own the property and submit your property declaration (form E9) when you renew. Your lawyer will confirm the documents for your renewal date.
Change 3: how long a permit lasts
Article 14 of Law 5275/2026 added a new paragraph to Article 13 of the Migration Code. For permits with a nominal duration of at least three years, counted from the application, the authority must make sure at least two years are left when it issues the decision. If less than two years would be left, the expiry date moves so that two years remain from the decision.
The Golden Visa itself still lasts five years and is renewed for five years each time, under Article 100.
Change 4: the short term letting ban, explained
Since Law 5100/2024, a Golden Visa property may not be let short term in the sharing economy, and may not be sublet. The penalty is revocation of the permit and a €50,000 fine. The April 2026 circular explains what this covers:
- A short term let means a let of less than 60 days that offers only accommodation and bed linen, whether or not it is listed on a platform.
- Long term leases are not affected.
- Leases to tourism businesses for professional use, where services beyond accommodation are provided, such as a hotel, are not affected either.
- A property bought at €250,000 through conversion to residential use still cannot be used as a business seat or branch.
- The ban does not apply to properties bought under the earlier rules, or under the 2024 and 2025 transition periods.
Change 5: insurance, passports and powers of attorney
The circular also sets stricter practice on paperwork:
- Insurance. You submit private health insurance with the application, either a Greek policy or a foreign one that expressly covers Greece, by name or as worldwide cover. If it is missing, the office gives you 30 days. After that the application is rejected.
- Passport. You submit a certified copy of every page of your valid passport, not only the photo page.
- Proxy filing. A lawyer can file for you before you enter Greece with a power of attorney signed at a Greek consulate, or abroad with the Hague Apostille. Lawyers must file through the ministry’s dedicated portal for lawyers, or the application is archived and the fee is not refunded.
- Land Registry delays. If registration of your deed is still pending, the office can issue the permit on proof that you applied for registration. You then show the completed registration during the five years or at renewal.
Plots, building later and the 120 m² rule
The circular confirms that the 120 m² minimum applies only to built property or property with a building permit. A plot without a building permit has no minimum area. If you later build on it, the new house must meet the value, one property and 120 m² rules to stay linked to your permit, and you inform the regional office about the new investment.
UK citizens: the new K permit
Article 39 of Law 5275/2026 added Article 162A to the Migration Code. It creates residence permits of type K.1 and K.2 for UK citizens and their family members who are covered by the Brexit Withdrawal Agreement. If you lived in Greece before the end of 2020, this route may suit you better than a Golden Visa. Our page on residency after Brexit explains who is covered.
What has not changed
- The three investment levels and the one property rule.
- No right to work under an investor permit.
- No minimum stay. Time spent outside Greece does not stop a renewal.
Reports of further changes appear often in the press. A proposal changes nothing until a law or ministerial decision is published in the Government Gazette. Your lawyer will confirm the rules in force on the day you buy and on the day you apply.
Frequently asked questions
What are the changes to the Greece Golden Visa in 2026?
The investment levels did not change. Law 5275/2026 added adult children who lack legal capacity to the family members, extended late renewals to three months after expiry with a €100 monthly fine, and created a permit for UK citizens under the Withdrawal Agreement. An April 2026 circular explained the short term letting ban and the insurance rules.
Can you still get a Golden Visa in Greece?
Yes. The investor permit under Article 100 of the Migration Code is open in 2026. The minimum is €800,000 in Attica, Thessaloniki, Mykonos, Santorini and larger islands such as Kefalonia, €400,000 elsewhere, and €250,000 for conversions and listed buildings. Applications are made online, by you or through a lawyer.
Can you renew your Golden Visa?
Yes. The permit is renewed for another five years each time, as long as you still own the property and meet the other conditions. Time spent outside Greece does not stop the renewal. You prove ownership and submit your property declaration (E9) when you apply.
How much does it cost to renew a Golden Visa?
The ministry lists a €2,000 fee for renewing the investor permit and €16 for printing the new permit card. If you file late, a fine of €100 for each month of delay applies, up to three months after expiry. Your lawyer’s fee and insurance are separate costs.
How soon can I renew my visa before it expires?
You apply in the two months before your residence permit expires. If you miss that window, Law 5275/2026 allows a late application up to three months after expiry, with a fine of €100 for each month of delay. After three months, the office does not accept the application except for force majeure.
How long does a Greek residence permit last?
A Golden Visa lasts five years and is renewed for five years each time. Under the Migration Code, most other first residence permits last three years unless a specific rule says otherwise. Since 2026, a permit of three years or more must have at least two years left when it is issued.
Can I stay in Greece for 6 months?
With a Golden Visa you can live in Greece for as long as you like, and the law sets no minimum stay for renewal. Without a residence permit, the limits for visitors apply, and your lawyer will confirm how they apply to you as a British citizen.
Check how the 2026 rules affect your plans
If you own a Golden Visa property, are due to renew, or are about to buy in Kefalonia, send us your details. We will tell you which rules apply to your case and what to prepare. Our office is at 27 Lithostroto, Argostoli, and you can call us on +30 2671027630.
Book a consultationRelated pages
- Greece Golden Visas ProgrammeHow we handle your application
- Residency after BrexitPermits for British citizens in Greece
- Lawyer profileEvangelos Moshopoulos, Argostoli
- Contact usAsk about your renewal or purchase
This page is general information about the Greek Golden Visa rules as of November 2026, not legal advice for your case. Confirm the position with a lawyer before you buy, let or renew.
