Greece’s government is considering a new Golden Visa category that would let a single investor qualify by acquiring a portfolio of several properties rather than one, on condition that every property in that portfolio is used exclusively for long-term rental for a set period. The proposal explicitly excludes short-term rental from qualifying use.
This is a proposal in a newly published national strategy document, not an enacted rule. No thresholds, monitoring mechanism, or start date have been published yet, and further detail may be announced at the Thessaloniki International Fair.
What is actually being proposed?
The idea appears in Greece’s National Strategy for Housing Policy 2026–2035, published in the Government Gazette, which describes a new Golden Visa category built around a portfolio of properties rather than a single unit, explicitly conditioned on those properties being made available exclusively for long-term rental within a specified period.
The strategy document states that implementing the measure will require a clear eligibility framework, a mechanism for monitoring how the properties are actually used, and an explicit exclusion of uses that do not serve the housing-supply goal — with short-term rental specifically named as one of those excluded uses.
Is this already in effect?
No. As of publication, this exists as a proposal inside a strategy document, not as legislation. No investment thresholds, portfolio size requirements, or long-term rental period have been specified, and no start date has been announced.
Can Golden Visa holders already use Airbnb on their properties?
No — under the current Golden Visa program, holders are already prohibited from using their qualifying property for short-term rental through Airbnb or similar platforms.
This is not new. It is the existing rule, and it is the reason market sources are sceptical about the new proposal: it would add a second, portfolio-wide version of a restriction that has already been in place for single properties.
How is the property sector reacting?
Industry sources have pushed back publicly, arguing that Golden Visa holders have already lost the ability to short-term let their property, and that adding a further restrictive condition is unlikely to help demand for the program.
This comes after the government already raised the investment thresholds required for the Golden Visa earlier in 2026, a change reported to have already reduced demand for the program in recent months even though it remains one of the most popular residency-by-investment schemes internationally.
What are the current Golden Visa investment thresholds?
The minimum investment is €800,000 in Attica, Thessaloniki, Mykonos, Santorini, and islands with a population over 3,100 residents, and €400,000 in the rest of the country.
Golden Visa minimum investment thresholds
| Location | Minimum investment |
|---|---|
| Attica, Thessaloniki, Mykonos, Santorini, islands over 3,100 residents | €800,000 |
| Rest of Greece | €400,000 |
| Commercial-to-residential conversion (existing separate category) | €250,000 |
Is there a Golden Visa category that already works this way?
Yes — a separate, existing category allows third-country investors to obtain residency for €250,000 by investing in an old commercial property and converting it into housing, and this measure is reported to be delivering results, with thousands of new apartments expected to reach the market over the next one to two years, notably in areas such as Piraeus.
This existing category is relevant context for the new proposal: it shows the government already has one working model connecting Golden Visa investment to increased housing supply, through conversion rather than through a rental-use mandate on a multi-property portfolio.
What would this mean for foreign investors if it goes ahead?
If implemented as described, this category would suit an investor who wants Greek residency and is willing to hold several properties as long-term rentals — but it would not suit an investor whose plan involves any short-term rental income, since that use would disqualify the portfolio from the category entirely.
For anyone currently planning a Greek property investment around short-term rental, the standard Golden Visa thresholds and the existing commercial-conversion category remain the relevant paths — this proposed new category, as described, would not fit that use case at all.
Frequently asked questions
Is Greece’s multi-property Golden Visa category already available?
No. It is a proposal within a national housing strategy document published in the Government Gazette, without confirmed thresholds, timeline, or implementing legislation.
Can Golden Visa holders in Greece use their property on Airbnb?
No, not under the current program, and the proposed new multi-property category would maintain this exclusion for every property in the portfolio.
What is the minimum investment for a Golden Visa in Greece?
€800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 elsewhere in the country.
Is there a cheaper Golden Visa option in Greece?
Yes — a separate €250,000 category allows investment through converting an old commercial property into housing, which is reported to be increasing housing supply in areas including Piraeus.
About this article
This article is based on Greek financial press reporting from 24 August 2026 on Greece’s National Strategy for Housing Policy 2026–2035, published in the Government Gazette, and on market reaction to the proposal. Details of the proposed category had not been formally announced or legislated at the time of writing. This is not immigration or investment advice; confirm your position with a licensed Greek immigration lawyer before making any investment decision based on Golden Visa eligibility.
Related: Greek Airbnb Law Explained, How Airbnb Income Is Taxed in Greece.
Greek BnB Data provides insights for property owners and investors across Greece. Brothers Consulting manages short-term rental properties in Porto Heli, Ermionida, Argolida and Thessaloniki, Greece.