Spiti Mou 2 (2026): Extension, Higher Income Limits & New Opportunities | Taliro.gr

Update: 18 November 2025

Important note: The changes to income limits and deadline extensions presented in this article were officially announced by the Ministry of National Economy and Finance in November 2025, but await publication of the relevant Joint Ministerial Decision (KYA) in the Official Gazette. Information about the “Anakainizō” program is scheduled for the first half of 2026 and may be modified. Always consult official sources and participating banks before submitting any application.

Spiti Mou 2: Housing program relaunched with new opportunities

The “Spiti Mou 2” (My Home 2) housing program is being extended and expanded with significant changes announced in November 2025. With an application deadline of 31 May 2026 and new income limits allowing more households to qualify, the program aims to fully utilize its 2 billion euro budget.

For those considering whether to buy a property or continue renting, the Rent vs Buy calculator can help you compare the financial outcome, taking into account Greek tax considerations (ENFIA property tax, TAP solidarity contribution, acquisition costs) and mortgage subsidies from the “Spiti Mou 2” program.

What changed in November 2025?

Key changes announced include:

1. Deadline extension: From 31 December 2025 to 31 May 2026 for applications and until 31 August 2026 for loan disbursements.
2. Higher income limits: Depending on family status, new limits range from €25,000 (single) to €45,000 (couple with two children).
3. Budget utilization: By mid-November 2025, 65% of the budget (approximately €1.3 billion) has been committed with roughly 11,000 approvals.
4. Link to new “Anakainizō” program: Scheduled for April-May 2026, targeting energy upgrades of older homes to expand the available property stock.

What is Spiti Mou 2 and how does it work?

“Spiti Mou 2” is a 2 billion euro housing program, funded 50% by the Recovery and Resilience Facility (RRF) and 50% by participating banks. It targets individuals, couples, and families aged 25-50 seeking to acquire their first residence.

Loan terms

• Amount: Up to €190,000, covering up to 90% of the contract price
• Duration: 3-30 years, no grace period
• Interest rate: 50% of the capital at 0% interest (RRF funding), remaining 50% at low bank rate
• Additional subsidy: Extra interest subsidy of 50% of the interest-bearing portion for families with three or more children, plus special support for two-child families in three municipalities of Evros

Eligibility criteria

Beneficiaries

Age: 25-50 years old as of 31 December of the application year. For couples, at least one member must meet the age criterion.

Housing situation: Must not own other property that reasonably covers housing needs. Stricter square-meter thresholds apply for persons with disabilities.

Income: See detailed comparison of limits below.

Property characteristics

• Use: Must be suitable and available as main residence (not unfinished, not rented to applicant)
• Size: Up to 150 m² (auxiliary spaces like parking or storage no longer count toward the limit)
• Value: Contract price up to €250,000
• Age: Construction up to 31.12.2007 (based on building permit or completion certificate)
• Ownership: Full ownership by borrower(s). Purchase from close relatives is prohibited.

Income limits: Before and after November 2025

Initial Spiti Mou 2 limits (January 2025)

New limits (November 2025 - Awaiting KYA)

Example: A couple with two children can now have total income up to €45,000 (€35,000 + 2 × €5,000) and be eligible.

Note: If income from the last tax year exceeds the limit, the average of the last three tax years can be used to regain eligibility.

Spiti Mou 1 vs Spiti Mou 2: Comparison table

Application process

1. Eligibility certificate via gov.gr: Log in to the platform, the system automatically checks tax and property data, and issues a certificate if criteria are met. Check eligibility

2. Application at participating bank: Choose a bank from the list provided by Hellenic Development Bank (EAT/HDB) and submit application with eligibility certificate and supporting documents.

3. Pre-approval stage: Bank checks creditworthiness and income and issues pre-approval within approximately 30 days. Pre-approval is typically valid for 60 days to allow the borrower to find a property.

4. Property selection and checks: Once the property is chosen, the bank has approximately 30 days to verify it meets all criteria, including having an electronic building identity.

5. Final approval and contract: After EAT confirms inclusion in the scheme, the bank performs legal and technical checks, then proceeds to the purchase contract and loan agreement. Approval is valid for approximately 90 days during this stage.

6. Disbursement deadline: Under the new arrangements, final disbursements must be completed by 31 August 2026.

Political messaging and debate

The government, through Deputy Minister of National Economy and Finance Nikos Papathanasis, presents “Spiti Mou 2” as part of a broader strategy to use RRF funds and public investment to support youth housing, retain skilled workers in Greece, and sustain growth.

Key government messaging:

• The program already covers 65% of the budget with 11,000+ households, judged a success.
• The extension and higher income ceilings are justified by rising incomes and property prices and the shortage of eligible homes, to avoid leaving hundreds of millions unspent.

Expert commentary:

• Housing market analysts note the program has contributed to additional demand and upward price pressure, especially for older mid-range apartments in urban areas.
• Even with the €250,000 cap, supply within the criteria is shrinking, prompting calls for renovation-focused support, which the government is now addressing with the planned “Anakainizō” scheme.
• Some commentary criticizes the inclusion of higher-income households through the new thresholds as diluting the social targeting of the program and potentially fueling price pressures further.

For a fuller understanding of the tax framework affecting available income for potential beneficiaries, see the Greek income tax changes for 2026 and the impact of living standard presumptions 2026 on calculating actual disposable income.

The new “Anakainizō” renovation program (2026)

To address the property availability bottleneck, the government is planning to launch the “Anakainizō” (I Renovate) program in April-May 2026. The goal is to renovate and upgrade older housing stock so that more dwellings become attractive and eligible either for purchase under “Spiti Mou 2” or for rental.

Announced features:

• Eligible properties: Up to 120 m², construction up to 31 December 1990, no age limit for beneficiaries.
• Subsidy: Up to €300/m², maximum €36,000 per dwelling.
• Coverage rate: 80% of eligible renovation costs, rising to 90% on islands, mountain areas, families with many children, and persons with disabilities.
• Spending focus: Roughly 80% on renovation works (plumbing, wiring, kitchens, bathrooms, floors) and 20% on energy upgrades (windows, heating, insulation), with a requirement to improve energy performance by at least one class.

The “Anakainizō” program is framed as the structural answer to the property-availability bottleneck that has slowed down “Spiti Mou 2.”

Next steps

If you’re interested in the “Spiti Mou 2” program:

1. Check your eligibility at stegasi.gov.gr
2. Compare bank offers from participating banks
3. Use the calculator Rent vs Buy to estimate whether buying a property makes sense in your case
4. Monitor the publication of the KYA in the Official Gazette for the new income limits
5. Remember the deadline: 31 May 2026 for applications

With the new extensions and the planned “Anakainizō” program, 2026 may offer significant opportunities for acquiring a first home with subsidized mortgage financing.