On April 22nd, 2026, a new interpretative circular was issued to facilitate the effective implementation of the Greek Golden Visa.
The primary objectives?
- to accelerate the administrative process for the issuance of residence permits
- to clarify the existing legislative framework
- to address unresolved ambiguities - particularly those concerning eligible property types.
This goal has been successfully met and a new era for golden visas has begun, eliminating any grey areas and establishing legal certainty.
The main takeaways?
- 120 sq.m. Rule Exemptions: The 120 sq.m. limit does not apply to property conversions, listed buildings, unbuilt land, or properties without building permits.
- Golden Visa Inheritance: In case of spousal co-ownership, one holds an investor permit and the other a family member permit. Upon inheriting the entire property, the surviving spouse can switch to an investor permit.
- Auxiliary Spaces: Storage and parking count towards the total investment value but do not count towards the 120 sq.m. minimum requirement.
- Artisanal Buildings: These are exempt from the 5-year operational verification required for industrial buildings.
- Short-Term Lease Ban: Airbnb-style rentals are strictly prohibited; only long-term leases and serviced tourism rentals are permitted.
- Unbuilt Land: No initial minimum area applies to the land, but any future construction must be at least 120 sq.m.
- Family Member Rights: All family members derive their residence rights directly from the sponsoring investor. This includes both the investor’s children and the children of his/her spouse until the age of 21 and, also, the ascendants (parents) of both spouses. Accordingly, residence permits may also be granted to the ascendants or unmarried children (age 18-21) of the other spouse or partner, subject to the custody requirements, without the need for the other spouse or partner to also apply for a residence permit. It is further clarified that a civil partnership/cohabitation agreement may have been concluded either in Greece or before a foreign authority.
- Property Resale Protocol: To avoid permit revocation, a new property must be purchased before selling the existing Golden Visa property.
- Dual Citizenship: Investors must lock in one citizenship during the application, with strict guidelines for updating later.
- Asylum Eligibility: Individuals with Greek asylum are excluded, whereas those with foreign asylum status remain eligible to invest.
- Business Ownership & Board Participation: Investors have no market access, but business shareholding and non-executive board roles are permitted.
- Russia & Belarus Suspension: Applications from citizens of Russia and Belarus remain officially suspended.
*Clarification: This restriction applies only to the main investor. Therefore, if the main investor holds another nationality and their family members are citizens of Russia or Belarus, they can also obtain a Golden Visa.
Invest Safely. Invest Smart.
With authorities strictly targeting Golden Visa fraud and illegal investment schemes, navigating the process alone or with unverified partners is a risk you shouldn't take. Missteps can result in the immediate loss of your residence permit. Choose security and compliance. Let the dedicated legal team at Georgaki & Partners Law Firm guide you correctly from day one. Reach out to us today to discuss your secure path to Greece.