Executive answer
Greece priced its Golden Visa into three tiers under Law 5100/2024: €800,000 in Attica (Athens), Thessaloniki, Mykonos, Santorini and islands over 3,100 residents — in a single property of at least 120 m² — €400,000 across the rest of the country, and €250,000 only for exceptions like commercial-to-residential conversions and listed buildings, with rental restrictions attached. Against that, the Digital Nomad Visa asks €3,500/month net (+20% for a spouse, +15% per child), offers a 50% income-tax reduction for up to 7 years, and converts from a 1-year visa into a 2-year renewable permit. And the trap of the season: Law 5275/2026 (February) killed in-country DNV applications — consulate-only now. People still fly to Athens to apply, and get turned away. The maths of 2026: unless you specifically want to own Greek property at the new prices, renting on the nomad route and investing the difference beats the €800k tier for most profiles.
The Golden Visa, tier by tier
€800k buys the postcard locations — with the 120 m² single-property rule closing the old multi-flat workaround. €400k covers mainland and smaller islands. €250k survives only for conversion and heritage projects — genuine niches, not loopholes. What the GV still uniquely sells: a five-year permit with no minimum-stay requirement, family included, and lawful-residence time that can eventually support the 7-year citizenship path if you actually live there.
The nomad route, and Greece's quiet edge
€3,500/month net puts Greece at the top of Europe's DNV price band — but the 50% income-tax reduction for up to seven years (with a two-year stay commitment) is a sweetener Spain and Portugal don't offer. Family scales the bar: ~€4,200 with a spouse, ~€4,725 adding a child. Passive-income movers have their own lane: the FIP permit at €3,500 with a 183-day presence rule.
Rent-vs-buy, in one honest paragraph
€800,000 at even conservative returns funds a very comfortable Greek rental life indefinitely — while keeping your capital liquid and diversified. Buy the Golden Visa when the property IS the point (holiday base, family asset, no-stay optionality). Buy the nomad route when Greece is the point.
Decision framework
- Investor wanting presence-free EU residency + a hard asset → GV; pick the tier by honest use, not by visa maths.
- Remote worker earning €3,500+ → DNV via your consulate — do not fly in to apply post-February.
- Passive income, planning to actually live there → FIP, and respect the 183 days.
- Skilled employee → February's law also added Tech/Talent visas and a 3-year Blue Card — a separate, cheaper door.
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- Enterprise Greece — official Golden Visa tiers under Law 5100/2024: €800,000 (greater Athens, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents), €400,000 elsewhere, €250,000 for conversions, 120 m² minimum, short-term-rental ban
- Ministry of Migration & Asylum — Golden Visa permanent residence permit (official portal)
- mitos.gov.gr — National Registry of Administrative Public Services — €250,000 change-of-use tier; Article 100 of Law 5038/2023 as amended by Law 5100/2024
- Ministry of Migration & Asylum — residence-permit categories (Digital Nomad permit; Law 5275/2026, consular-only since February 2026)
Visa data live. Requirements may change — always verify with official government sources before making decisions.
Frequently Asked Questions
How much is Greece's Golden Visa in Athens now?
€800,000, in a single property of at least 120 m², covering Attica, Thessaloniki, Mykonos, Santorini and larger islands.
Is the €250,000 Golden Visa gone?
Almost — it survives only for exceptions such as commercial conversions and listed-building restorations.
Can I apply for the Digital Nomad Visa inside Greece?
Not since February 2026 (Law 5275/2026) — applications are consular-only, before travel.
What tax break do nomads get?
A 50% income-tax reduction for up to seven years, tied to a commitment to stay at least two.
Visa rules change every month.
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About the author
António Mira is the founder of whereTOemigrate. For over a decade he has worked at the intersection of Portuguese real estate and overseas business, helping international clients navigate the cross-border decisions that come with relocating. He sits on the board of CCIAP (Portuguese-Arab Chamber of Commerce), the Portuguese-Saudi Business Council, and the Portugal-Hong Kong Business Association — always with one focus: enabling overseas business and human mobility into and out of Portugal.
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