The 2026 zone-based tiers
Rules: 120 m², single property, no Airbnb
How to apply: steps, fees & timeline (2026)
Stay, renewal, and citizenship
Common rejection & delay reasons
Real-world reasons Greek Golden Visa files get rejected, delayed, or downgraded. Avoiding these is usually what separates a smooth approval from a year of back-and-forth.
- Wrong zone-tier amount. Buying at €400,000 in an area that is actually a €800,000 high-demand zone (Athens, Thessaloniki, Mykonos, Santorini). The threshold is set by the property's location, not an average — confirm the zone before signing.
- Under the 120 m² single-property rule. The €800k/€400k routes now require one property of at least 120 m². Splitting across small units, or one unit below 120 m², breaks eligibility.
- Unclear source of funds. Transfers from third-party or company accounts without a clear paper trail. Funds should move from the applicant's own account with documented origin.
- Criminal-record certificate not apostilled/translated. Missing apostille or an untranslated certificate is one of the most common causes of file suspension.
- Buying before getting an AFM. Attempting the purchase without a Greek tax number (AFM) and a Greek bank account in place stalls registration.
Golden Visa document checklist (save your progress)
Tick each item as you gather it. Progress is saved in this browser — nothing is uploaded.
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Sources and official references: Greek Ministry of Migration and Asylum; Greek Migration Code (Law 5038/2023) as amended by Art. 64 of Law 5100/2024 (zone tiers, 120 m², short-term-rental ban); Law 5162/2024 (€250k startup route). Transfer tax 3.09%; new-build VAT 24% (suspension status varies). Fees are estimates and change periodically; property value is market-dependent. Estimate, not legal or investment advice — confirm with a licensed Greek immigration lawyer.