Greece has refreshed its Golden Visa framework. Here are the key updates every investor should know.
Headline Changes at a Glance
- €800,000 minimum in prime locations (e.g., Region of Attica/Athens, Thessaloniki, Mykonos, Santorini, and islands with >3,100 residents).
- €400,000 minimum in all other areas of Greece.
- Investment must be in a single property and, for built/permit-issued properties, a minimum 120 m² of main spaces applies.
- Exceptions from €250,000 for specific categories (see below).
- Short-term rentals prohibited for Golden Visa properties; violations risk permit revocation and administrative fines.
Where the €800,000 Minimum Applies
In high-demand regions like Athens (Attica), the Regional Unit of Thessaloniki, Mykonos, Santorini, and other islands exceeding 3,100 residents, the minimum investment is €800,000 in a single property that meets size criteria.
€400,000 Minimum in Other Areas
Across the remainder of the country, the threshold is €400,000, again for a single eligible property with at least 120 m² of main spaces when applicable.
Exceptions From €250,000
1) Conversions to Residential Use
Properties where main spaces are converted to residential use — including certain industrial buildings with no industry active for the past five years — can qualify from €250,000, provided they meet program conditions.
2) Listed (Preserved) Buildings
Investments involving listed buildings (full property, part of it, or properties containing a listed building) can also qualify from €250,000. Transfers before full restoration/reconstruction, or failure to complete them before the first renewal, can trigger fines and the revocation of the residence permit.
Want to see compliant opportunities? Browse properties eligible under the new rules.
Short-Term Rental Prohibition
Properties acquired for the Golden Visa cannot be rented on a short-term basis (e.g., via Airbnb) or sublet under sharing-economy models. Non-compliance may lead to revocation and an administrative fine. If your strategy depends on short-term yields, consider alternative properties or long-term rental markets.
Practical Implications for Investors
- Single-asset focus: Plan for one qualifying property per main application.
- Size matters: For built/permit-issued assets, ensure at least 120 m² of main spaces.
- Portfolio strategy: In prime zones, budget for €800k+; in others, €400k+. Consider €250k options via conversions or listed buildings if they align with your goals.
- Compliance first: Observe rental restrictions and restoration obligations for €250k routes.
How We Can Help
We blend real estate sourcing with immigration expertise. Our legal partner manages due diligence and filings, while our property team curates compliant inventory.
Read the step-by-step Golden Visa guide | View eligible properties | Contact us
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