Attica, Thessaloniki, Mykonos, Santorini and larger islands
GREEK RESIDENCY THROUGH PROPERTY
Greece Golden Visa: a clear route to residency
Current thresholds, property requirements and a practical investor roadmap — with risk checks before any deposit is paid.
other regions of Greece
qualifying conversion or protected-building restoration
renewable while the conditions remain satisfied
CHOOSING THE RIGHT ROUTE
The threshold depends on the property category, not price alone
For the standard €800,000 and €400,000 routes, the investment is generally tied to one property with a minimum main area of 120 m². The €250,000 special route is not a general low-cost option: it requires a qualifying conversion to residential use or a protected building subject to statutory restoration rules.
High-demand zones
Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
Generally one property of at least 120 m².The rest of Greece
Mainland and island locations outside the higher-threshold zone. The exact administrative location must be checked before reservation.
Generally one property of at least 120 m².Special category
Qualifying change-of-use properties or protected buildings requiring restoration. Enhanced legal and technical due diligence is essential.
An exception, not the general minimum budget.THE MARKET IN 2026
What the latest official data shows
Bank of Greece data confirms that prices are still rising, although the nationwide rate slowed compared with 2025. This makes property-level quality and location selection more important.
Greece
annual apartment-price growth in Q1 2026
Athens
apartment-price change in Q1 2026
Thessaloniki
apartment-price change in Q1 2026
Other areas
apartment-price change in Q1 2026
ASTERION view: Golden Visa is first a residency and property strategy. Past market growth does not guarantee future returns; liquidity, legal status, total costs, use restrictions and the renewal plan must all be assessed.
WHAT THE PROGRAMME PROVIDES
Rights and important limits
Five-year permit
The permit may be renewed while the qualifying investment and applicable conditions are maintained.
Residence in Greece
The permit supports residence in Greece and short Schengen travel under the applicable rules.
Eligible family
Qualifying family members may receive permits. Family composition and documents should be verified before filing.
No automatic citizenship
Neither the purchase nor the Golden Visa automatically grants citizenship; other statuses follow separate rules.
Rental restriction
A property used for a new Golden Visa application cannot be operated as a short-term rental.
Not a work permit
Investor residence should not be treated as a standard employee work permit; professional plans require separate advice.
STEP-BY-STEP
From initial review to residence card
- 01
Define the objective
Family, budget, location, timing, personal use and ownership strategy.
- 02
Choose the category
Match the €800,000, €400,000 or special €250,000 route to the client’s facts.
- 03
Obtain a Greek tax number
Arrange an AFM and, where useful, a notarised power of attorney.
- 04
Check the property
Lawyer, engineer and notary review title, liens, permits, area, use and programme eligibility.
- 05
Confirm the full budget
Account for tax, notary, registration, legal, engineering, insurance, maintenance and works.
- 06
Complete the purchase
Use an accepted payment method, sign the deed and register ownership with the cadastre.
- 07
Prepare the application
Compile investor and family documents, insurance, translations and investment evidence.
- 08
Biometrics and decision
Complete filing and personal procedures. Timing depends on documentation and authority workload.
- 09
Plan for renewal
Retain ownership records and comply with restrictions well before the five-year renewal.
BEFORE PAYING A DEPOSIT
Due diligence that cannot be skipped
A polished brochure is not enough. The property must fit the client, have clean legal and technical status, and satisfy the selected Golden Visa route.
- cadastre reference and chain of title
- mortgages, seizures, easements and other encumbrances
- building permit and consistency with the actual layout
- official floor area and the 120 m² rule where applicable
- permitted use and legality of any conversion
- protected-building status and restoration obligations
- correct €800,000 or €400,000 geographical zone
- permitted rental and use model
- total holding cost and resale liquidity
Do not pay a non-refundable deposit until independent professionals confirm eligibility. Rules and administrative practice can change; the final route must be validated for the individual case.
FAQ
Greece Golden Visa frequently asked questions
01Who can apply?
The programme is designed for qualifying third-country nationals who complete an eligible investment and meet immigration requirements. Personal eligibility should be checked first.
02Can I combine several properties for €400,000 or €800,000?
The standard new routes generally require one property. The intended structure must be verified before signing.
03Is 120 m² always required?
The area rule is linked to the standard €800,000 and €400,000 routes. Special €250,000 cases follow different qualifying conditions.
04Can any commercial property be converted for €250,000?
No. The change of use must be lawful and completed in line with the rules. Planning, permits and engineering evidence require close review.
05May the property be used for short-term rentals?
Properties supporting new Golden Visa applications cannot be used for short-term rentals. Long-term use must still be checked.
06Must I live in Greece full time?
Continuous residence is generally not a renewal condition for this investor permit, but renewal, travel and citizenship are separate legal questions.
07Which relatives can be included?
The law covers eligible family members, but age, relationship status and documents matter. Confirm the family structure before buying.
08Does it include a right to employment?
It is not a standard employee work permit. Employment or business plans require separate legal analysis.
09How is it renewed?
The five-year permit may be renewed while the qualifying investment is maintained and applicable conditions are met.
10Can the property be sold?
A sale can remove the basis for future renewal unless another valid basis exists. Assess the residence consequences first.
11Is the return guaranteed?
No. Past growth does not guarantee future price or rent. Asset quality, costs, restrictions and exit liquidity must be analysed.
12Can the purchase be completed remotely?
Many purchase steps can be handled under a notarised power of attorney, although biometrics and some procedures may require attendance.
Checked 11 August 2026
Official sources
- Greek Ministry of Migration and Asylum — Golden Visa ↗
- Greek Ministry of Economy and Finance — current property thresholds ↗
- Bank of Greece — residential property prices, Q1 2026 ↗
This page is general information and does not replace legal, tax or immigration advice for an individual case.
PERSONAL REVIEW
Receive your Golden Visa roadmap
Tell us your goals and we will match budget, location, family profile and property category before proposing the next practical step.
office@asteriongreece.estate