The Verdict: Clear Path
A home in these areas qualifies for the golden visa at €800,000, in a single property of at least 120 square metres. Confirm the property meets both tests before you sign, then apply for the permit.
The €800,000 tier covers Attica, Thessaloniki, Mykonos, Santorini and islands with a permanent population above about 3,100. The threshold cannot be reached by adding up several smaller 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.