Greek Golden Visa: Timeline of Changes From 2022 to 2027

The Greek Golden Visa has changed several times in a few years. Buyers who read old guides plan around rules that no longer apply. This page puts the changes in order, with the date and the source, and shows what is still only announced.

2022: suspension for Russian citizens

On 28 February 2022 Greece announced the suspension of the issue and renewal of investment residence permits for citizens of the Russian Federation, and said it would not accept new requests, until further notice (IMI Daily). Details and what is possible today: Golden Visa for Russian citizens.

2024: new thresholds and conditions

Article 64 of Law 5100/2024 amended Article 100 of the Migration Code and replaced the earlier geography-based framework (IBA, September 2026). Since then:

• €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents: the €800,000 route;
• €400,000 elsewhere: the €400,000 route;
• €250,000 for a non-residential property converted to residential use (the change of use after 5 April 2024) and for restoring a listed building: the €250,000 route;
• a minimum of 120 m² for the €800,000 and €400,000 levels, and one property per application;
• a ban on short-term letting of the property and on subletting, with a €50,000 fine and loss of the permit if it is broken.

2025: the backlog starts to shrink

According to IMI Daily, processing improved from March 2025, approvals exceeded new applications in every month from April, and pending applications fell to 42,390 by November 2025. More in how long the visa takes.

2026: new law, tax plan and political risk

• Law 5275/2026 reorganised parts of the immigration framework; see our article on the new immigration law.
• September 2026: the government announced at the Thessaloniki fair that the transfer tax for buyers from outside the EU would rise from 3% to 15%, planned for 1 July 2027. No bill had been tabled by 23 October (IMI Daily). Read what is known.
• October 2026: the opposition PASOK tabled an amendment to abolish the real estate route; the governing New Democracy rejected it (IMI Daily).
• 31 December 2026: the suspension of 24% VAT on new builds and the suspension of the 15% capital gains tax on property both expire unless extended.

2027: what to watch

National elections are due in spring 2027, and the transfer-tax plan has a planned start of 1 July. The final rules depend on the legislation that Parliament passes.

How to use this timeline

1. Check the date of any guide you read against this list.
2. If you plan to buy in 2027, ask your lawyer how the tax plan and the transition rules apply to a deed signed before and after 1 July.
3. See what the current rules cost for your family in the calculator.

Sources: IMI Daily (28 February 2022, 6 January, 6 to 23 September and 23 October 2026), IBA (September 2026). Informational, not legal advice.