Is the greek golden visa a scam in 2026?
Hello dear all, i want to share my honest opinion about the greek golden visa and what the last years showing to me about it as an experienced real estate agent in Greece.
To begin with i do not believe that greek golden visa has the same pottential investment ROI as 2 years ago but ...
Nowdays the greek golden visa according the investment with a real estate purchase has 3 types. (Check Image)
In Greece at the moment there are investors locals and foreigners, with same goal but with different approach.
-the local investors (small) just buying individualcommercial spaces convert it to residential and sell it.
-the developers who are buying whole buildings and fuly renovate from scratch.
Unfortunately, Golden Visa has changed with restrictions according, size location and use status.
In my honest opinion 2026 is not the best time to buy golden visa but neither in 2027.. in 2028... You need to understand that the investment restrictions the goverment set for the golden visa, makes the life harder for the investor even for the person who is buying for golden visa. I believe the next years the restriction will become bigger so the best time to buy is now. was before actually, but for sure not tommorow.
Maybe you cannto invest in a property 100 sq.m like you used to do years ago but still now there are options worthy.
Be aware of who you are buying the property. Locals sells cheaper but the bigger companies make 100% you will take the visa by the end of the day.
I hope you like my article and find it helpfull.
Giannis