Greece continues to tighten the rules of its residence-by-investment program, but the minimum threshold of €250,000 has not disappeared completely. In 2026, it still applies to certain categories of property, mainly assets linked to renovation, restoration of historic buildings, or the conversion of commercial premises into residential use. For standard residential properties in more sought-after areas, higher thresholds now apply, ranging from €400,000 to €800,000.

📜 This is an important distinction for buyers. Greece no longer has one universal minimum threshold for the entire program. The required investment now depends not only on the buyer’s budget, but also on the type of property, its location, and its legal status.

📊 In 2026, the threshold structure looks as follows:

— from €250,000 for special categories of property, including the conversion of commercial premises into residential units and the restoration of historic buildings;
— from €400,000 for residential property purchases in most regions of the country;
— from €800,000 for the most in-demand areas, including Athens, Thessaloniki, Mykonos, Santorini, and islands with a population of more than 3,100 people.

🏗 The main practical purpose of these changes is to redirect investment away from already overheated residential markets and toward projects that create additional value for cities. This is not simply about buying an apartment. It is about restoring older buildings, bringing vacant commercial spaces back into the housing stock, and upgrading properties that might otherwise remain unused.

🏡 For investors, this creates two different strategies. The first and more straightforward option is to purchase standard residential property with a threshold of €400,000 or €800,000, depending on the region. The second, more accessible option in terms of entry amount, is to select a property from the special categories starting from €250,000. However, this route requires more careful due diligence, including checks of the property documents, building status, renovation permits, and compliance with the residence program requirements.

🔎 It is especially important to understand that not every lower-priced apartment in Greece qualifies under the €250,000 threshold. This level applies only to specific types of property. If the asset does not fall into one of the special categories, the buyer will need to rely on the standard thresholds of €400,000 or €800,000.

⚖️ Legal due diligence is particularly important under the new rules. Buyers should confirm in advance which threshold applies to the exact location, whether the title is clean, whether the permitted use of the property is correct, and whether the asset can be used for a residence permit application. This is especially relevant for renovated properties and buildings with historic status.

📈 For the real estate market, this structure could increase interest in assets that were previously less obvious to foreign buyers. These include former offices, commercial premises, buildings requiring restoration, and properties in areas where projects with a lower investment threshold can still be found.

🏝 At the same time, the most popular destinations, such as Athens, Thessaloniki, Mykonos, Santorini, and larger islands, remain more expensive entry points into the program. In these locations, the €800,000 threshold effectively excludes some buyers with smaller budgets and makes the special €250,000 categories more noticeable against the backdrop of stricter rules.

📌 For buyers, this means that in 2026 the key issue is not only choosing Greece as a destination, but also choosing the right type of property. The same budget can create very different opportunities depending on whether the purchase involves a standard apartment, the restoration of a historic building, or the conversion of commercial property into residential use.

🔎 You can explore available properties in Greece for living, investment, or residence permit purposes on our website.