Greece
February 2, 2026
5
minute
In February 2026, Law 5275/2026 came into effect, which introduced the most significant changes to the Migration Code of Greece in recent years. The reform aims to digitize processes, attract highly qualified specialists, and eliminate bureaucratic delays.
Below is a detailed analysis of key innovations that are relevant for investors, digital nomads, and specialists.
Golden Visa Reform
The program remains one of the most popular ways to obtain a residence permit, but the rules have become stricter in 2026.
Investment thresholds: In popular areas (Attica, Thessaloniki, Mykonos, Santorini, and islands with a population of over 3,100 people), the minimum threshold is €800,000. In other regions, it is €400,000.
Airbnb restrictions: Law 5275/2026 officially bans the use of property purchased under the "Golden Visa" for short-term rentals. Violating this will incur a fine of €50,000 and revocation of the residence permit.
New option for startups: A possibility to obtain a residence permit with investments from €250,000 in certified Greek startups (through the Elevate Greece platform) has been introduced.
Digital Nomads
The most important change for remote workers concerns the logistics of document processing.
Mandatory type D visa: Starting from February 5, 2026, the possibility to apply for the Digital Nomad residence permit while in Greece on a tourist visa is eliminated. Now the applicant must first obtain a national type D visa at the Greek consulate in their country of residence.
Financial requirements: The income threshold remains at €3,500 per month (net). When applying with a family, the amount increases by 20% for the spouse and by 15% for each child.
New Visa Categories: Tech Visa and Talent Visa
Greece is actively implementing mechanisms to attract talent to compete with other EU countries.
Tech Visa: Designed for specialists hired by Greek technology startups. The visa is issued for 12 months with the right to immediately start working.
Talent Visa: A unique category for graduates of the top 100 universities in the world. It allows legal residence in Greece for one year for job searching or starting a business without prior employment.
Procedural Changes and Digitization
Law 5275/2026 implements a "Single Permit" system, combining residence permits and work permits into one procedure.
Deadlines and Penalties for Renewal
Action | New Rule (Law 5275/2026) |
Deadline for renewal application | At least 2 months before the expiration of the current residence permit. |
Grace period (overdue) | Allowed up to 3 months after expiration (previously 1 month). |
Penalties for late submission | €100 for each month of delay. |
Guaranteed duration | If the residence permit is issued for 3+ years, its remaining duration at the time of issuance must be at least 2 years. |
Additional Innovations
Student residence permit: Now issued for the entire duration of study at once, and after graduation, graduates can stay in the country for 1 year for job searching.
Rental control: Paying rent in cash is prohibited for immigration purposes. All transactions must go through the bank.
Summary for Applicants
Law 5275/2026 makes the system more transparent but requires more careful planning. The main trend is that Greece needs not just "property owners" but active participants in the economy and highly qualified personnel.
Author Andrey Trofimenko
