Greek residence permits at risk: €50,000 fine, revocation over rebates and short lets

Greece has warned Golden Visa investors that concealed property rebates and prohibited short-term rentals could cost them their residence permits, as authorities step up enforcement of the programme's existing rules.

Speaking at the Prodexpo 2026 real estate conference in Athens on 15 October 2026, Migration and Asylum Minister Thanos Plevris said investors who use financial arrangements to bypass minimum investment requirements or get around rental restrictions risk having their permits revoked.

Key facts

• 15 October 2026: warning issued by Migration and Asylum Minister Thanos Plevris in Athens
• €50,000: administrative fine for owners or holders who breach short-term rental rules
• Revocation or non-renewal of the residence permit can follow a breach
• Investment thresholds: €800,000, €400,000 and €250,000 depending on location and property type
• Compliant long-term residential rentals remain allowed

What are hidden property rebates?

One concern is property deals where investors appear to meet the minimum investment threshold but get part of their purchase price back through separate agreements. Plevris gave the example of an investor buying a property for €250,000 while receiving a guaranteed €100,000 refund through a rental arrangement.

In that case, although the declared purchase price is €250,000, the investor effectively contributes only €150,000. The minister warned that Golden Visa residence permits obtained through such arrangements would be revoked. The actual qualifying investment must meet the applicable legal threshold, rather than relying on the declared purchase price alone.

What are the short-term rental rules?

Greece's Golden Visa regulations restrict the use of qualifying properties for short-term rentals. Under Article 100 of the Migration Code, as amended by Law 5100/2024, violations of the short-term rental prohibition can result in revocation or non-renewal of the investor's residence permit, plus an administrative fine of €50,000 for the property's owners or holders.

Circular 1/2026, issued in April, further clarified how these restrictions apply, including the treatment of short-term leases and subleases. The restrictions also cover arrangements involving property managers or intermediaries who sublease qualifying properties for short stays. Compliant long-term residential rentals remain permitted, and certain properties acquired under earlier rules or qualifying transitional provisions are exempt from the short-term rental prohibition.

What are the current investment thresholds?

Following reforms introduced in 2024, Greece applies three principal real estate investment thresholds:

• €800,000: Attica, Thessaloniki, Mykonos, Santorini and islands with populations exceeding 3,100
• €400,000: other eligible regions of Greece
• €250,000: qualifying property conversions to residential use and restoration of listed buildings

The standard €400,000 and €800,000 routes generally require a single property of at least 120 square meters. The €250,000 threshold applies only to specific qualifying categories rather than ordinary residential property purchases.

Why is the government tightening enforcement?

Plevris said the government wants Golden Visa investment directed toward projects that add to Greece's housing supply. Converting commercial properties into residential units remains a priority, with qualifying projects eligible for the €250,000 threshold. He said such investments could create additional housing for personal use or long-term rentals, and called for incentives to encourage investment beyond central Athens.

What this means for travellers

Investors must ensure their actual investment meets the applicable threshold and that their properties are used in line with the programme's restrictions. Qualifying for a Golden Visa requires more than meeting the investment threshold on paper: the transaction itself must comply with the programme's legal requirements.

No new rules or deadlines were announced; the minister's comments reinforce enforcement of requirements already in force.