The Greece Golden Visa is a 5-year renewable EU residency permit granted to non-EU nationals (including Indian citizens) in exchange for a qualifying investment in Greece — most commonly real estate. It provides Schengen travel access, family coverage, and a path to citizenship after 7 years.

What Changed in 2026? 

Change 1: 5-Year Validity Now Starts from Issuance Date (January 2026)

Previously, the 5-year validity period of a Golden Visa was backdated to the application submission date — meaning investors who experienced processing delays of 6–12 months effectively received shorter residency cards. This was a major grievance.

Under legislation confirmed by Migration and Asylum Minister Thanos Plevris in early 2026, the 5-year validity period now officially starts from the actual issuance date of the residence card — not the submission date. This means every investor receives the full 5 years of residency regardless of processing backlog.

Change 2: New Startup Investment Route Added (Early 2026)

Under Article 44 of Law No. 5162/2024, which came into effect in early 2026, Greece introduced a brand new Golden Visa investment pathway: investing a minimum of €250,000 in a startup registered on Elevate Greece — Greece's national startup registry. This is covered in full detail in Section 4.

Change 3: Investment Thresholds — Confirmed 3-Zone System (Since August 2024)

The three-zone investment threshold system introduced in August 2024 remains fully in effect as of March 2026. There are no further threshold changes confirmed for 2026. Zone A: €800,000 (Athens, Thessaloniki, major islands). Zone B: €400,000 (all other regions, minimum 120 sqm). Zone C: €250,000 (commercial-to-residential conversions and heritage restorations only).

Change 4: Minimum Property Size Rule (120 sqm)

Properties under Zone A and Zone B must be a single unit of minimum 120 square metres. This is a new requirement that rules out many smaller apartments in cities. The 120 sqm rule does NOT apply to Zone C conversion projects.

Change 5: Short-Term Rental Restrictions Tightened

Properties purchased under the Golden Visa scheme are now required to be used as long-term rentals (minimum 12-month lease agreements) if rented out. Short-term rentals through Airbnb and Booking.com are no longer permitted for Golden Visa qualifying properties, according to recent amendments. This is a significant change from the previous rules.

Change 6: Spain's Golden Visa Terminated — Greece Gains

Spain officially terminated its Golden Visa program in April 2024. Portugal ended its real estate route in October 2023. As of March 2026, Greece and Hungary remain the most accessible EU residency-by-investment programs for Indian investors — with Greece offering the clearest benefits and fastest processing for real estate investors.

3. Investment Thresholds 2026 — All Three Zones

 For the majority of Indian investors with a budget of ₹3.5–5 crore (€400K–€500K), Zone B is the optimal entry point in 2026. Cities like Heraklion (Crete), Rhodes Town, Ioannina, and Patras offer strong rental yields on 120+ sqm apartments at or near the Zone B threshold. Greko India's current portfolio is concentrated here.

4. Greece Startup Golden Visa Route 

•       Investment: Minimum €250,000 into a company registered on the Elevate Greece national startup registry (elevategreece.gov.gr)

•       Eligible sectors: Real estate, finance, defence, technology, healthcare, and other approved industries — as long as the company meets Elevate Greece registry criteria

•       Investment structure: Equity stakes, capital contributions, or covered bonds of eligible startup enterprises

•       Ownership cap: Investors may own maximum 33% of shares or voting rights — founders retain operational control

•       Residency duration: 5-year residence permit, renewable every 2 years (different from the standard 5-year real estate renewal)

•       Path to citizenship: After 7 years of continuous legal residence, same as real estate route

Who Is the Startup Route Best For?

•       Indian entrepreneurs and angel investors already active in the startup ecosystem

•       Investors who want exposure to Europe's growing tech economy alongside residency

•       Those who do not want the responsibilities of property ownership or maintenance

•       Investors seeking the lowest possible Golden Visa entry point (€250K vs €400K/€800K for real estate)

Startup Route vs Real Estate Route — Key Differences

5. Alternative Non-Real Estate Investment Routes

•       Greek government bonds: Minimum €500,000 with remaining maturity of at least 3 years, purchased through a Greek credit institution

•       Shares / corporate bonds: Minimum €800,000 in shares, corporate bonds, or government bonds traded on regulated Greek markets

•       Investment fund units: Minimum €350,000 in mutual funds or alternative investment funds investing exclusively in Greek-listed instruments

•       REIT investment: Minimum €500,000 in a Greek Real Estate Investment Company (REIC) listed on a regulated Greek market

•       Fixed deposit: Minimum €500,000 fixed-term deposit with a Greek credit institution

6. Eligibility Criteria for Greek Golden Visa — Indian Citizens

•       Non-EU national — all Indian passport holders qualify

•       Age 18 years or older at application date

•       Clean criminal record — Indian Police Clearance Certificate required

•       Valid Indian passport — minimum 2 years of validity remaining at time of application•       Valid health insurance policy covering Greece

•       Qualifying investment made before or simultaneously with visa application

•       Investment funds from legally documentable, legitimate sources

Family Members Included Under One Investment

•       Spouse or legally registered partner

•       Children of the applicant — up to age 21 (extendable to age 24 if enrolled in full-time higher education)

•       Parents of the main applicant

•       Parents-in-law of the main applicant

7. FEMA, LRS & RBI Rules for Indian Investors 

LRS Limits — How Much Can You Send?

•       Current LRS limit: USD 250,000 per individual per financial year (April–March)

•       For a €400,000 property (~₹3.6 crore / ~USD 440,000): Two family members each using their LRS quota in the same year covers the full amount

•       For an €800,000 property (~₹7.2 crore / ~USD 880,000): 3–4 family members' LRS quotas OR spreading the remittance across two financial years

•       Key rule: Each individual's LRS is independent — spouse, adult children, and parents each have their own USD 250,000 annual quota

•       Mandatory: All funds must flow through an Authorised Dealer (AD) bank in India — not through cash, crypto, or informal channels

Tax Collected at Source (TCS) 

From October 2023, the Indian government levies TCS on LRS remittances above ₹7 lakh per year for non-education/non-medical purposes:

•       TCS rate: 20% on the amount above ₹7 lakh per financial year

•       Not an additional cost: TCS is adjustable against your total income tax liability when you file your ITR — you get it back

•       Cash flow impact: For a ₹3.6 crore remittance, expect TCS of approximately ₹70+ lakh deducted upfront by your bank

•       Timeline: TCS refund comes when you file your ITR — typically 6–12 months after the remittance. Plan for this cash gap

Documents Required for FEMA-Compliant Fund Transfer

•       A2 Form / LRS Declaration — provided by your AD bank

•       Property purchase agreement in Greek with certified English translation

•       Greek lawyer verification letter confirming the property transaction

•       CA certificate confirming source of funds

•       3 years Income Tax Returns (ITR filings)

•       Bank statements — last 12 months

•       PAN Card and Aadhaar Card of remitter(s)

India-Greece DTAA (Double Tax Avoidance Agreement)

India and Greece have a signed DTAA. Rental income from your Greek property is not double-taxed. You pay rental income tax in Greece and claim credit in India. Greek rental income tax rates: 15% on first €12,000/year, 35% on €12,001–€35,000, 45% above €35,000. Source: Income Tax Department India — incometax.gov.in

8. Buying Property Through a Real Estate Developer 

The 120 sqm Rule 

New in 2024 and enforced through 2026: Zone A and Zone B qualifying properties must be a single residential unit of minimum 120 square metres. This rules out studio apartments and many 1-bedroom units in Athens and other cities that were previously popular for Golden Visa investment.

•       120 sqm = approximately 1,292 square feet — equivalent to a spacious 2–3 bedroom apartment

•       The 120 sqm is measured as the net living area (not including communal spaces or external walls)

•       Multiple smaller units cannot be combined to meet the threshold — it must be a single unit

•       Zone C conversion projects are exempt from the 120 sqm requirement