Entry point
EUR250,000
This now applies to specific conversion and restoration categories rather than to all Greek property purchases.
Dashboard (soon)
Greece Golden Visa
Greece Golden Visa
Greece remains one of Europe's most recognisable investor residence routes, but the current property thresholds now vary sharply by location and property type, making route selection much more strategic than the old one-size-fits-all EUR250,000 narrative.
From EUR250,000Standard zones now EUR400k to EUR800kSpecial conversion category remainsReal estate-led route
Higher thresholds
EUR400k / EUR800k
Law 5100/2024 raised the standard minimums depending on the area of Greece involved.
Property size rule
120 sq.m.
The current standard property route requires a single property of at least 120 square metres in the higher-threshold categories.
Programme format
Permanent residence permit
Greek official materials frame the Golden Visa as a permanent residence permit for investors.
Programme overview
Why Greece still dominates European investor-residence comparisons
Greece remains highly visible because the route is familiar, recognisable, and still real-estate driven. What has changed materially is the threshold map. Since the 2024 legislative changes, applicants need to compare whether they are buying in an EUR800,000 zone, an EUR400,000 zone, or using one of the special EUR250,000 categories linked to conversion or restoration strategies.
In Attica, Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100, the standard minimum is now EUR800,000.
In the rest of Greece, the standard minimum for the same category is EUR400,000.
The EUR250,000 category remains available for certain conversions of non-residential or industrial buildings into housing and for qualifying listed or restoration cases.
Official policy materials also state that residential real estate acquired under the higher-threshold route cannot be used for short-term rentals.
Country and programme facts
Key country facts and route context at a glance.
Capital
Athens
Language
Greek
Currency
Euro
Programme format
Golden Visa residence permit
Qualifying routes
Golden Visa and investor-residence routes for different profiles
These route cards show the real structure behind the programme, so applicants can compare property, fund, business, cultural, or capital tests without losing the wider residence context.
High-demand location property route
EUR800,000
The standard real-estate route in Attica, Thessaloniki, Mykonos, Santorini, and islands with more than 3,100 residents now requires a single property purchase at this level.
The current rule also requires the property to be at least 120 square metres and prevents use as a short-term rental in this standard category.
Rest-of-country property route
EUR400,000
For most other areas of Greece, the revised standard route starts at EUR400,000, again tied to a single qualifying property rather than multiple smaller purchases.
This is the threshold most applicants compare when they want mainland or lower-cost island exposure outside the highest-demand zones.
Conversion or restoration route
EUR250,000
The special-category route still starts at EUR250,000 where the investment concerns the conversion of non-residential or qualifying industrial property into housing, or other specific restoration-linked cases recognised by law.
This is now the main reason the old EUR250,000 Greece narrative still survives, but it no longer applies broadly to standard acquisitions.
Tourist lease or timeshare route
EUR400,000 to EUR800,000
Greek law also continues to recognise qualifying long-term tourist accommodation leases and timeshare-style structures, with the same updated regional threshold logic.
This route is usually reviewed only when the real-estate structure is tied to a hospitality strategy rather than a straightforward home purchase.
Who qualifies
Eligibility, family inclusion, and compliance notes
Main applicant
- The applicant must complete a qualifying investment that matches the current Greek Golden Visa framework and provide the supporting notarial and land-registry evidence.
- A valid passport, visa where required, and health insurance coverage are part of the official filing package.
- The chosen property route should be matched carefully to geography and asset type because the applicable threshold now depends on both.
Eligible family
- Family inclusion is one of the main reasons Greece remains widely compared, but the exact household structure should be confirmed against the current residence-permit rules before filing.
- In practice, family planning still sits at the centre of most Greece Golden Visa comparisons, especially where one property decision is being used to support a wider household strategy.
- Where family composition is complex, the real question is usually not only whether inclusion is available, but whether the chosen property route still makes sense once the full household is considered.
Compliance and process
- Greek official materials require the investment to remain in place for renewal and expect supporting registry and payment evidence to be complete.
- For the standard high-threshold residential route, the current legislation restricts short-term rental use of the acquired property.
- Because official ministry pages still contain legacy EUR250,000 references in some document lists, route selection should be matched to the newer 2024 threshold rules rather than older marketing summaries.
Application path
A process structure that is easy to explain to clients
01
Map the correct Greek threshold
The first step is determining whether the target property falls into the EUR800,000, EUR400,000, or special EUR250,000 category under the current rules.
02
Structure the property transaction
The notarial deed, land registry position, payment trail, and any conversion or restoration basis must all align with the exact qualifying route being used.
03
Prepare the residence application
The investor then assembles the official residence-permit package, including passport, insurance, fee evidence, and the property documents required by the Ministry.
04
Maintain the route for renewal
Renewal depends on retaining the qualifying asset or lease structure and continuing to satisfy the formal conditions of the investor permit.
Common questions
Fast answers for comparing Greece
Is Greece still a EUR250,000 Golden Visa route?
Only in special categories. Standard Greek property acquisitions now usually fall under the newer EUR400,000 or EUR800,000 thresholds introduced by the 2024 changes.
Where does the EUR800,000 threshold apply?
It applies in Attica, Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100 according to the current official programme updates.
What keeps the EUR250,000 route alive?
The lower threshold still applies in specific cases such as qualifying conversions of non-residential or certain industrial properties into housing, and in other recognised restoration-linked categories.
Why does Greece still make the shortlist?
Because it remains one of the most recognisable European investor-residence programmes, even though the real work now lies in choosing the correct threshold category and property strategy.
Private advisory
Comparing Greece seriously?
Greece now rewards applicants who understand the threshold map before they buy. The most important question is no longer whether Greece is attractive, but which Greek category actually fits the intended property and family strategy.