New Circular on Permanent Investor Residence Permits (Golden Visa): Key Clarifications and Practical Implications

The General Secretariat for Migration Policy has recently issued Circular 1/21.04.2026 regarding the implementation of Article 100 of Law 5038/2023, providing important clarifications on the granting and renewal of the Permanent Investor Residence Permit (Category B.5 – Golden Visa). The circular aims to clarify issues that had created interpretative challenges in the real estate market and residence permit procedures, strengthening legal certainty for investors, notaries, lawyers, and real estate professionals.

Unified Calculation of Property Surface in Joint Ownership Cases

One of the most significant aspects of the circular concerns the calculation of the minimum required property surface area in cases of joint ownership. According to the new clarifications, the surface area is considered as a whole for the property rather than proportionally according to each investor’s ownership share, provided that specific conditions are met. This approach is expected to facilitate investment structures based on the joint acquisition of real estate.

New Investment Thresholds

The circular incorporates and further clarifies recent legislative changes that differentiate the minimum investment amounts according to the geographical location of the property.

In high-demand areas such as Attica, Thessaloniki, Mykonos, Santorini, and islands with a population exceeding 3,100 residents, the minimum investment amount is now set at €800,000. For all other regions of Greece, the threshold is €400,000, while the special regime of €250,000 remains applicable for specific categories of properties, including the conversion of commercial premises into residential units and the restoration of listed buildings.

Restrictions on Property Use

Particular emphasis is placed on the use of properties acquired under the Golden Visa scheme. The administration clarifies that the investment must serve the purpose intended by the legislation and comply with the restrictions introduced to address distortions in the housing market.

Investors are encouraged to carefully assess the permitted uses of each property before completing a transaction, as any violations may affect the validity of their residence permit status.

Renewals and Maintenance of the Investment

The circular reiterates that the renewal of the residence permit remains conditional upon maintaining the investment and complying with all legal requirements. At the same time, it provides guidance to the competent authorities regarding the verification of supporting documents and evidence demonstrating the continuity of the investment.

The clearer description of the requirements is expected to reduce administrative delays and promote a more consistent approach among the relevant authorities.

What These Changes Mean for Investors

The new circular does not alter the fundamental framework of the Golden Visa program; however, it provides crucial interpretative guidance that enhances transparency and predictability. For both existing and prospective investors, a thorough understanding of these clarifications is essential to ensure the successful completion of their investment and the smooth granting or renewal of their residence permit.

At a time when the Greek real estate market continues to attract significant international interest, the circular contributes to the further maturation of the Golden Visa program by providing greater legal certainty and clearer rules for all stakeholders involved.