Greece Golden Visa 2026: A New Landscape After Spain and Malta’s Exit

Key figures at a glance: Greece recorded 3,426 first applications for investor residence permits from January to August 2026. By decision month over the same period, authorities issued 6,983 initial principal permits and 1,260 renewals or reissues. Applications and decisions measure different cohorts, so they should not be read as an approval rate.

Greece’s Golden Visa is entering a new phase after investment thresholds changed. Spain has ended its property-based investor residence route, while the EU Court of Justice ruled against Malta’s citizenship-by-investment scheme. These are different legal programmes. For Hong Kong investors, the useful comparison is not simply which market is attracting attention, but what the official data measures, what rules are in force, and what remains only a proposal.

Greece Golden Visa data for January–August 2026

The Greek Ministry of Migration and Asylum’s August 2026 legal-migration appendix reports applications and decisions separately. Its latest figures show:

• First applications: 3,426 investor residence-permit applications were filed between January and August 2026.
• Permits issued by decision month: 6,983 initial permits for principal applicants and 1,260 renewal/reissue permits were issued over the same period. Some decisions may relate to applications lodged earlier; they do not correspond only to the new applications filed in those eight months.
• Valid permits by category: As at August 2026, the table lists 26,690 valid initial permits and 8,069 renewal/reissue permits for principal applicants. It separately lists 54,001 initial permits and 12,024 renewal/reissue permits for family members. These are permit-category counts, not a count of unique people over time.
• Principal-applicant origins: Among valid initial principal-applicant permits, 12,664 were recorded for Chinese nationals (47.4%) and 5,107 for Turkish nationals (19.1%). This is the distribution of valid permit records, not the nationality mix of new 2026 applications.

The application total and permits issued use different date and case bases. Older comparisons such as a 43% fall in applications, an 11% rise in approvals, or a cumulative total at the end of 2025 should not be mixed with this August 2026 table without checking the underlying definitions.

Investment thresholds and property considerations

Greece’s property-investment minimum depends on the location and type of property. As a general guide, the threshold is €800,000 in designated high-demand areas and €400,000 in other areas. Certain qualifying commercial-to-residential conversions and listed-building restoration cases may fall under a €250,000 route, subject to specific legal conditions. The property’s location, size, permitted use, transaction structure and current rules all matter; a headline investment amount alone cannot establish eligibility.

Property prices, rents and potential yields vary by area, condition, management costs, tax, vacancy and rental rules. No return is guaranteed. Assess the immigration criteria separately from the property’s investment risk, holding costs, liquidity and exit options.

Spain and Malta: two different programme changes

• Spain: The country ended its investor residence permits based on investment, including the property route. The relevant amendment took effect on 3 April 2025.
• Malta: In 2025, the Court of Justice of the European Union ruled that Malta’s citizenship-by-investment scheme was contrary to EU law. This concerned a citizenship scheme and is not the same as Spain’s termination of a property-based residence route.

These developments have changed parts of Europe’s investment-migration landscape, but they do not mean that Greece is the only remaining option or that it is automatically the safest. Residence and citizenship programmes have different legal bases, obligations and risks; compare them against each family’s circumstances and objectives.

A property-portfolio Golden Visa is still a proposal

Greece’s National Strategy for Housing Policy 2026–2035 discusses a possible Golden Visa category using a portfolio of properties intended for long-term rental. This remains a policy proposal, not an enacted application route. The number of properties, qualifying investment, minimum rental period and legislative timetable have not been confirmed. Do not sign a purchase contract or assume eligibility on the basis of this proposal; wait for legislation and official implementation guidance.

Proposed 2027 property-transfer-tax change

The Greek government has announced a plan to raise the property transfer tax from 3% to 15% from 1 July 2027 for some natural-person buyers from non-EU third countries. The announcement is a policy direction; the precise scope, exemptions and legal mechanics remain subject to formal legislation and subsequent official guidance. Before a transaction, seek advice from qualified Greek legal and tax professionals rather than relying on a headline date alone.

What Hong Kong investors should consider

• Check individual eligibility: Investment amount is only one factor. Property type, source of funds, family members and application documents may also matter.
• Separate current rules from proposals: The portfolio route has not been enacted, and the tax announcement still requires confirmation of its scope and exemptions.
• Assess residence and investment separately: A Golden Visa does not guarantee property appreciation or rental income. Review location, ongoing costs, liquidity and exit plans.
• Compare European options on a like-for-like basis: Distinguish residence from citizenship, and compare family eligibility, residence obligations, renewals and long-term status.

Frequently asked questions

How many Greece Golden Visa applications and permits were recorded in 2026?

For January–August 2026, the official table lists 3,426 first applications. By decision month, it lists 6,983 initial principal-applicant permits and 1,260 renewal/reissue permits issued over the period. These figures use different statistical bases and do not give the approval rate for one application cohort.

When will the property-portfolio Golden Visa begin?

It is currently a proposal in Greece’s 2026–2035 housing strategy, not a formal application category. No confirmed commencement date or detailed investment rules have been published. Check for subsequent Greek government legislation and guidance.

When is Greece’s property-transfer tax expected to change?

The government has announced a planned change from 1 July 2027 for some natural-person buyers from non-EU third countries. The exact application and any exemptions should be checked against the enacted law and official guidance before a purchase.

Does a Greece Golden Visa guarantee a return on property?

No. Residence eligibility and property performance are separate matters. Property values, rent, taxes and ownership costs can change. This article is not investment, tax or legal advice.

Official sources and further reading

• Greek Ministry of Migration and Asylum: August 2026 legal-migration statistics
• Greece’s National Strategy for Housing Policy
• Greek Ministry of Finance: property-transfer-tax announcement
• Spain: amendment to the Entrepreneurs Law
• Court of Justice of the EU: Malta citizenship-by-investment case C-181/23

Information current to 7 October 2026. Government announcements and policy proposals are not necessarily equivalent to legislation in force. Eligibility, processing times and future status depend on each applicant’s circumstances, documentation, programme requirements and the relevant authorities. This article is for general information only and does not guarantee approval or constitute investment, tax or legal advice.

John Hu Migration Consulting has supported clients with cross-border migration and identity planning since 2009. To discuss the Greece Golden Visa and other European options, start with an assessment of your circumstances.

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