A Greek property can meet your budget and still fail the Golden Visa requirements. Location, legal use, floor area and the property's investment history can all change whether a purchase qualifies. Before reserving a home or paying a deposit, establish which route applies to that specific asset.
This guide explains the checks that matter when comparing properties for the Greece Golden Visa programme, from the standard investment thresholds to the narrower €250,000 routes.
Start with the property's location and investment threshold
For a new purchase under the standard property route, the minimum investment is €800,000 in Attica, the regional unit of Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. In other areas, the standard threshold is €400,000. Enterprise Greece outlines the geographical distinction.
Check the property's exact administrative location rather than relying on a sales description such as “near Athens”. A lower asking price does not create a lower investment threshold, and historic transitional arrangements should not be assumed to apply to a new buyer.
Check the single-property rule and qualifying floor area
The standard €400,000 and €800,000 routes require the investment to concern one property. For built property, or property with a building permit, at least 120 m² of main spaces is required. The Greek housing policy portal explains the single-property requirement.
Ask an independent engineer to reconcile the advertised area with the approved plans and legal records. Do not combine separate apartments to reach the threshold, or assume that storage and parking count as main living space. A price above the minimum cannot compensate for insufficient qualifying area.
Understand what a €250,000 conversion must demonstrate
The reduced threshold applies to qualifying changes from non-residential to residential use, rather than to ordinary apartments generally. The official change-of-use procedure specifies a single property, a minimum acquisition value of €250,000 and no 120 m² minimum for this route.
The conversion must have been completed after 5 April 2024 and before the residence application is submitted. Either the seller or the buyer may carry out the conversion. Before committing, request the permit history, engineer's certification and evidence of completion. A developer's promise to convert later is not evidence that an application is ready.
Treat listed-building restoration as a separate project
A different €250,000 route covers qualifying listed buildings, parts of listed buildings or property containing a listed building requiring restoration or reconstruction. Under the official listed-property procedure, the protected designation must be documented; an old or attractive building is not automatically eligible.
Full restoration or reconstruction must be completed before applying for the first renewal, as the Ministry's April 2026 implementation circular explains. Obtain a technical scope, permissions and a realistic works budget before treating this route as affordable.
Test the rental plan and the property's previous use
For purchases under the current rules, short-term letting and subletting within the sharing economy are prohibited. Long-term letting is not generally prohibited. Converted residential properties also cannot serve as a business headquarters or branch. The same Ministry circular clarifies rental restrictions and resale treatment.
Ask your lawyer whether a seller has already used the relevant €250,000 exception for this property. Eligibility does not automatically repeat at that price on resale. Verify the proposed letting model and ownership history before accepting a rental projection or resale claim.
Review ownership, payment evidence and the full budget
Build the purchase review around documents rather than marketing labels. Your lawyer, notary and engineer should address:
- Ownership, title restrictions, mortgages and cadastral records.
- Permitted use, lawful floor area and any conversion or restoration obligations.
- The purchase agreement, qualifying price and payment trail.
- The registration evidence and certificates needed for the selected residence route.
The official procedures require documented payment of the agreed consideration in full through permitted methods. Budget separately for taxes, legal and notarial work, registration, repairs, insurance and ongoing ownership costs. An investment threshold is not an all-inclusive project price.
Confirm eligibility before making the property commitment
Start with your residence objective, then shortlist properties whose legal and technical records support the appropriate route. Ask for unresolved points to be recorded in writing before you sign a reservation agreement or transfer funds.
Our Greece residency overview explains the wider programme and application stages. A coordinated property and residence review can help you compare suitable options while leaving the legal and engineering checks with the professionals responsible for them.
