Greek Golden Visa Real Estate: €250K, €400K & €800K Guide

Greek Golden Visa Real Estate: €250K, €400K & €800K Guide

• 10.08.2026

The minimum real estate investment required for a Greek Golden Visa is currently €250,000, €400,000 or €800,000, depending on the location and type of property.

Under the current framework introduced byArticle 64 of Law 5100/2024, which amended Article 100 of Greece’s Migration Code (Law 5038/2023), the €800,000 and €400,000 thresholds apply mainly according to the property’s location, while the €250,000 threshold remains available for specific qualifying property categories.

This means that the purchase price alone does not determine whether a property qualifies. Investors should establish which threshold applies and whether the property satisfies the relevant requirements before completing the acquisition.

For a broader overview of the programme, residence permit and benefits, see MBG’sResidence Permit in Greece – Golden Visa guide.

Where Does the €800,000 Golden Visa Threshold Apply?

The €800,000 minimum investment threshold applies to property investments in:

• the Region of Attica, including Athens;

• the Regional Unit of Thessaloniki;

• Mykonos;

• Santorini (Thira); and

• Greek islands with a population exceeding 3,100 inhabitants according to the latest census.

For this route, the investment must generally concern one property. Where the investment concerns built property, or property for which a building permit has been issued, the property must also have at least 120 m² of main spaces under the current framework established byLaw 5100/2024.

For example, an investor considering an ordinary residential property in Athens would generally need to meet the €800,000 threshold, since Athens falls within Attica. The property must also satisfy the applicable Golden Visa requirements; reaching the required purchase price alone is not sufficient.

The same principle applies to Thessaloniki, Mykonos, Santorini and qualifying Greek islands.

Investors should therefore verify both the location and technical characteristics of the property before proceeding with the transaction.

Where Does the €400,000 Golden Visa Threshold Apply?

The €400,000 minimum investment threshold generally applies to areas of Greece that do not fall within the €800,000 geographic category.

As with the €800,000 route, the investment generally has to concern one property, and built property must meet the applicable 120 m² minimum main-space requirement under the current legal framework.

This creates opportunities for investors considering locations outside Greece’s higher-threshold areas. However, a property advertised for €400,000 should not automatically be assumed to qualify for a Golden Visa.

Its location, surface area, legal status and other relevant characteristics should first be checked.

Golden Visa eligibility should therefore form part of the wider property due-diligence process. Investors unfamiliar with the acquisition procedure can also read MBG’sProperty Acquisition in Greece guide, which covers the main stages involved in purchasing and registering Greek real estate.

Can You Still Get a Greek Golden Visa for €250,000?

Yes. However, the €250,000 threshold is available only for specific qualifying property categories.

It does not mean that an investor can purchase any residential apartment or house worth €250,000 and automatically qualify for a Golden Visa.

Under the current framework, two particularly important €250,000 categories concern:

1. properties involving a qualifying change of use to residential; and

2. certain listed buildings to be restored or reconstructed.

These categories operate differently from the standard €400,000 and €800,000 property routes. The current procedures are set out by Greece’sNational Registry of Administrative Public Services. The change-of-use procedure was most recently updated on 18 June 2026.

Which Property Conversions Can Qualify for the €250,000 Threshold?

A property may qualify for the €250,000 threshold where its main spaces are converted from non-residential use to residential use, provided that the applicable legal conditions are satisfied.

The currentGolden Visa change-of-use procedure describes this route as applying to third-country nationals acquiring real estate undergoing a change of use from commercial property to residential use.

This can potentially include certain commercial or industrial properties, but purchasing a commercial property by itself is not enough. The qualifying change of use is fundamental.

Under the current procedure:

• the minimum acquisition value is €250,000;

• the investment must concern a single property;

• the standard 120 m² minimum does not apply to this category; and

• the qualifying change of use must be completed before the Golden Visa application is submitted.

For industrial buildings, additional requirements apply. Among other things, the relevant technical documentation must establish that no industrial activity was installed and operating in the building during the preceding five years.

Example: An investor identifies a qualifying commercial property with an acquisition value of at least €250,000 that is legally converted to residential use. If the property, conversion and documentation meet the applicable Golden Visa conditions, it may qualify under the €250,000 route.

This is why legal and technical due diligence should take place before the investment is completed.

What About Listed or Historic Buildings?

The €250,000 threshold can also apply to qualifying listed properties.

Under the currentGolden Visa procedure for investment in listed real property, the route can cover a listed building, part of a listed building to be restored or reconstructed, or real estate on which a listed building is situated. The minimum acquisition value is €250,000. The official procedure was most recently updated on 11 May 2026.

The property’s listed status must be formally established, and restoration or reconstruction obligations may apply.

For investors, this creates an important distinction between the minimum qualifying acquisition value and the total cost of the investment.

A property may meet the €250,000 Golden Visa threshold while still requiring additional expenditure for restoration, engineering work, permits and compliance with the conditions attached to its listed status.

The €250,000 route should therefore not automatically be viewed as the simplest or lowest-cost Golden Visa option.

Can You Rent Out a Greek Golden Visa Property?

Yes, but the type of rental matters.

Under the current legislation, Golden Visa property owners retain the possibility of renting their properties, but properties acquired for the relevant investor residence permit cannot be rented on a short-term basis within the sharing economy and cannot be subleased. These restrictions are contained in the current codified version of Law 5100/2024.

This is particularly important for investors considering Airbnb-style or other short-term accommodation strategies.

A property may therefore satisfy the requirements for a Golden Visa but still be unsuitable for the investor’s intended rental model.

Investors should consider residence eligibility, permitted property use and expected investment returns together, rather than assessing the property only on its purchase price.

What Should You Check Before Buying Greek Golden Visa Real Estate?

Before committing to a property for Golden Visa purposes, investors should verify:

• whether the €250,000, €400,000 or €800,000 threshold applies;

• the exact location of the property;

• whether the applicable 120 m² requirement is satisfied;

• whether the investment must be made in a single property;

• the property’s legal and permitted use;

• title and ownership documentation;

• building and planning documentation;

• change-of-use documentation, where applicable;

• listed-building status and restoration requirements, where applicable;

• the intended rental use; and

• the tax and wider acquisition costs associated with the investment.

Property acquisition in Greece involves several stages beyond Golden Visa eligibility, including legal inspection, tax procedures, notarial documentation and registration with the competent Land Registry or Cadastral Office. MBG explains the process in more detail in itsProperty Acquisition in Greece guide.

International investors should also consider the tax implications of acquiring and holding Greek real estate. MBG’sUltimate Guide to Property Taxation in Greece covers property acquisition taxes, ENFIA and other important tax considerations.

The important point is to carry out these checks before committing to the acquisition, especially where the investment relies on one of the €250,000 special categories.

€250K, €400K or €800K: Which Route Is Right for You?

There is no single Golden Visa real estate route that is suitable for every investor.

The €250,000 route has the lowest minimum acquisition threshold, but that does not necessarily make it the least expensive or most appropriate investment.

A conversion may involve technical and construction costs. A listed building may require substantial restoration. Meanwhile, a €400,000 or €800,000 property may offer a different location, property profile or long-term investment strategy.

The appropriate route should therefore be considered in the context of the investor’s budget, preferred location, property type, intended use and wider objectives.

Property-market conditions are another important consideration when choosing where and how to invest. For additional insight into current trends, locations and investment activity, see Grekodom’sGreece Real Estate Market 2026: Global Analytical Review. 

For international buyers, another challenge is coordinating the different professionals and authorities involved in a Greek property transaction. MBG discusses this inBuying Property in Greece? The Biggest Challenge Isn’t the Law—It’s Coordinating Everything.

 

Frequently Asked Questions

Is the Greek Golden Visa €250,000 or €400,000?

It can be €250,000, €400,000 or €800,000. The applicable minimum depends on the location and type of property. The €250,000 threshold applies to specific qualifying property categories rather than ordinary residential property generally.

Is Athens €800,000 for the Greek Golden Visa?

Yes. Athens falls within the Region of Attica, which is subject to the €800,000 minimum investment threshold under the current framework.

Does the 120 m² rule apply to the €250,000 route?

For the qualifying change-of-use route, no. The current official procedure expressly states that the 120 m² minimum does not apply to this category.

Can I combine several properties to reach the €400,000 or €800,000 threshold?

Under the standard €400,000 and €800,000 real estate acquisition routes discussed above, the investment generally has to concern one property.

Can I use my Golden Visa property for Airbnb?

No. Under the current framework, properties acquired for the relevant Golden Visa residence permit cannot be used for short-term rental within the sharing economy and cannot be subleased.

How MBG Can Assist

A Golden Visa property investment involves more than identifying a property at the correct price.

Depending on the case, the process may require coordination between property advisers, lawyers, notaries, civil engineers, accountants, banks, tax authorities, the Land Registry and migration authorities.

MBG Consulting Services assists international clients with the legal, administrative, property, banking, tax and residence-permit aspects of investing in Greece. This can be particularly important where the Golden Visa eligibility of a property depends on its location, permitted use, change of use or listed status.

Considering a Greek Golden Visa real estate investment? Contact MBG Consulting Services to assess the applicable investment threshold, property requirements and next steps before proceeding with an acquisition.

This article is provided for general informational purposes and does not constitute legal, immigration, tax or investment advice. Golden Visa requirements may be amended, and the eligibility of a particular property or investor depends on the individual circumstances. Current requirements should be verified before completing an investment.

Official Sources

The legal framework discussed above is based principally on Article 100 of Law 5038/2023, as amended by Article 64 of Law 5100/2024, together with the applicable implementing rules and procedures. The Ministry of Migration and Asylum lists Law 5100/2024 and its Golden Visa implementation guidance within its legal immigration legislation.

Greek Ministry of Migration and Asylum — Golden Visa

National Registry — Current Golden Visa Change-of-Use Procedure

National Registry — Current Golden Visa Listed-Property Procedure