The Verdict: Clear Path
A home outside the high-demand areas qualifies for the golden visa at €400,000, in a single property of at least 120 square metres. Confirm the property's tier with the authorities before you sign.
The €800,000 tier covers Attica, Thessaloniki, Mykonos, Santorini and islands with a permanent population above about 3,100. An island just over that line puts the purchase in the higher band, and the classification is of the island, not the municipality. The threshold cannot be reached by adding up several properties. Short-term letting such as Airbnb is banned; long-term letting is allowed.
The permit lasts five years and renews while you keep the investment. It covers your spouse or registered partner, children up to 21 (24 in full-time study) and the parents of both spouses. There is no minimum stay. Most steps can be done under a notarised power of attorney; only the biometrics appointment needs you in person, within twelve months of filing. Law 5275/2026 left investor applications outside the 90-day decision deadline other permits have, so expect an open-ended wait.
Greece sells no citizenship. Naturalisation needs seven continuous years of actual lawful residence (article 5(1)(d) of the Citizenship Code) and the PEGP exam in Greek. A permit held from abroad counts for nothing towards those years; they start when you move.