The new rules, and what didn't change.
The last change to the property thresholds was on 1 September 2024, when Law 5100/2024 raised property to €800,000 in high-demand zones and €400,000 elsewhere, limited €250,000 to conversions and listed-building restorations, and banned short-term letting of the qualifying property. No property-threshold change has followed. This page sets out what changed, what is current, and which claims about newer laws are wrong.
What are the current Greek Golden Visa rules after the recent changes?
The rules in force are the 1 September 2024 property repricing (€400,000 standard, €800,000 in high-demand zones, €250,000 for conversions and listed-building restorations only) and the short-let ban, plus tax measures that affect the arithmetic rather than eligibility.
In force since 1 September 2024
Real-estate thresholds repriced and the short-let ban introduced
From 1 September 2024, Law 5100/2024 raised the property thresholds to €800,000 in high-demand zones and €400,000 elsewhere, limited €250,000 to conversions and listed-building restorations, and prohibited short-term letting of the qualifying property.
Law 5100/2024 (FEK A' 49) art. 64, replacing art. 100 of the Migration Code (Law 5038/2023)
In effect, currently through 31 December 2026
Capital gains tax on property sales remains suspended
Capital gains tax on individual transfers of Greek real estate is suspended through 31 December 2026. Without the suspension a flat 15% would apply.
Law 4172/2013 art. 41, suspension extended by Law 5162/2024 art. 90
In effect, currently through 31 December 2026
VAT on new-build sales remains suspended
VAT at 24% on the sale of new buildings has been suspended since 2020, with the suspension currently running to the end of 2026. Where VAT applies, transfer tax is not charged on the same transaction.
VAT Code (Law 2859/2000) art. 6, suspension renewed by successive finance acts
The detail behind each change, and the claims about it that circulate and are wrong, is set out entry by entry in the dated log of changes.
What did Law 5275/2026 actually change?
Not the investor route. The 90-day deadline belongs to the article 81A single-permit regime, not to investors. The statutory decision period for the investor permit remains two months from a complete file under article 100 paragraph 10, unchanged by both Law 5100/2024 and Law 5275/2026.
Law 5275/2026 (FEK A' 17) took effect on 6 February 2026, consolidating the Immigration Code and transposing EU Directive 2024/1233 on the single application procedure for combined residence and work permits. The point-by-point detail, and the claim about it that circulates and is wrong, is in the dated log.
Law 5275/2026 (FEK A' 17, 6 February 2026), amending Law 5038/2023
Common questions
What people ask when they have read that the rules changed and want to know whether a specific rule still holds.
- Did the Greek Golden Visa rules change in 2026?
- Not for property investors. The property thresholds have not moved since 1 September 2024, and Law 5275/2026 did not touch the investor route: its 90-day decision deadline applies to the separate single-permit regime, not to the Golden Visa. What matters in 2026 is tax: the capital-gains-tax and new-build VAT suspensions currently run to the end of 2026, which affects the arithmetic rather than eligibility.
- Is the €250,000 route still available?
- Yes. €250,000 still qualifies, but only for a change-of-use conversion or a listed-building restoration, anywhere in Greece. It was never withdrawn; the 1 September 2024 change limited it to those two property types rather than removing it.
- Is there a new non-property investment route?
- Yes. A €250,000 capital contribution to a startup registered with Elevate Greece qualifies, subject to job-creation conditions assessed on application. It was added in December 2024 by Law 5162/2024 and is the most recent route added to the programme.
Sources
- Law 5100/2024 (FEK A' 49) art. 64, replacing art. 100 of the Migration Code (Law 5038/2023)
- Law 4172/2013 art. 41, suspension extended by Law 5162/2024 art. 90
- VAT Code (Law 2859/2000) art. 6, suspension renewed by successive finance acts
- Law 5275/2026 (FEK A' 17, 6 February 2026), amending Law 5038/2023
Not yet reviewed by a Greek-qualified lawyer. Last checked 2026-08-27. General information about Greek law, not advice on your circumstances.
Want to know how the current rules affect your plan?
The eligibility check takes about two minutes and tells you which routes are open under the rules as they stand now.