The real-estate route to Greece's Golden Visa costs €400,000 in most of the country and €800,000 in high-demand zones, for a single property of at least 120 m². The old €250,000 figure now survives only for two specialist routes. Crucially, the property cannot be let on short-term platforms.
- Real-estate minimum: €800,000 in prime zones, €400,000 everywhere else, since 31 August 2024.
- The property must be a single unit of at least 120 m². You cannot combine cheaper properties to reach the threshold.
- €250,000 now applies only to commercial-to-residential conversions and listed-building restorations.
- Qualifying property cannot be let short-term (Airbnb-style). Long-term letting is allowed.
- You must keep the property to keep the permit. Your capital is tied up for as long as you want the residency.
- Budget roughly 8% on top of the price for taxes and fees.
The two zones
The 2024 reform split Greece into investment zones and set a 120 m² minimum size. Where your property sits decides your minimum.
| Route | Minimum | Conditions | Best for |
|---|---|---|---|
| Real estate — Zone A (greater Athens, Thessaloniki, Mykonos, Santorini, islands over 3,100 people) | €800,000 | One property, 120 m²+ | Prime city or island property |
| Real estate — Zone B (rest of Greece) | €400,000 | One property, 120 m²+ | Lowest standard real-estate entry |
| Commercial-to-residential conversion | €250,000 | One property, full change of use | Lowest outlay, willing to take on a project |
| Listed-building restoration | €250,000 | One protected building, you fund restoration | Heritage-property buyers |
What you can and can't do with the property
- It must be a single property of at least 120 m². Two smaller flats adding up to the threshold do not qualify.
- You can let it on a long-term basis, but not on Airbnb-style short-term rentals.
- You must hold the property to keep and renew the permit. Sell it without a qualifying replacement and you lose your status.
- There is no minimum stay to keep the permit, and it allows Schengen travel of up to 90 days in any 180.
What a Greece Golden Visa property really costs
Indicative only, not advice. Rates shown are typical; VAT applies to some fees, and new-build purchases differ. Confirm current rates before committing. See the Greece dossier for detail.
The costs of buying
On top of the purchase price, budget for (confirm current rates, as they change):
- Property transfer tax of about 3.09% on resale homes (new builds differ; residential VAT has been suspended).
- Notary fees of roughly 1%.
- Legal fees of roughly 1.5%, or a fixed €5,000–10,000.
- Agent fees of about 2% plus VAT.
- Land registry and cadastre costs of roughly 0.5%.
All in, expect roughly 8% on top of the price.
Real estate or the fund route?
Property is not the only way in. The €350,000 fund route ties up less capital, is recoverable after its holding period, and needs no management. Property gives you an asset you own and can sell later, but your money is locked for as long as you want the residency.
| Real estate (Zone B) | Capital / fund route | |
|---|---|---|
| Minimum | €400,000 (€800,000 prime) | €350,000 |
| Your capital | An asset you own; sell later (market-dependent) | Recoverable after the holding period |
| Management | Ownership, maintenance, letting, taxes | Hands-off |
| Income | Long-term rent only, no short-let | Depends on the fund |
| Buying costs | ~8% on top | Lower |
What your agent won't stress. The qualifying property cannot be short-let, must be a single unit, and your capital is frozen for as long as you want the visa. So be sceptical of any "guaranteed rental" pitch, and run the all-in property cost against the €350,000 fund route before you commit. For many buyers the fund ties up less money, gives it back, and needs no management.
The buying process, step by step
- Get a Greek tax number (AFM) and open a Greek bank account, usually via a lawyer with power of attorney.
- Run due diligence: title, planning and legal status, and any debts or encumbrances on the property.
- Sign the purchase before a notary and register the title.
- File the Golden Visa application with proof of the investment and source of funds.
- Give biometrics in Greece, then collect the five-year residence permit.
The honest risks
- Your capital is locked for years. Factor the opportunity cost against more liquid routes.
- The short-let ban undercuts the rental-yield story. Long-term yields in Greece are modest.
- Off-plan and "guaranteed-return" schemes carry completion and counterparty risk. Treat them with caution.
- Property is illiquid. Selling in a soft market can take time, and the sale ends your qualifying status.
FAQs
How much property do I need to buy for the Greece Golden Visa?+
€400,000 in most of Greece and €800,000 in high-demand zones such as Athens, Thessaloniki, Mykonos and Santorini. It must be a single property of at least 120 m². The €250,000 minimum applies only to commercial-to-residential conversions and listed-building restorations.
Can I rent out my Greece Golden Visa property?+
You can let it long-term, but property used to qualify cannot be used for short-term or Airbnb-style rentals under the rules introduced in 2024.
Can I buy two cheaper properties to reach the threshold?+
No. The investment must be a single property that meets the minimum on its own.
What are the total costs of buying?+
Beyond the price, budget roughly 8%:
- •Transfer tax of about 3.09% on resale homes (new builds differ).
- •Notary, roughly 1%.
- •Legal fees, roughly 1.5%.
- •Agent fee of about 2% plus VAT.
- •Land registry and cadastre, roughly 0.5%.
Confirm current rates before committing.
Can I sell the property later?+
Yes, but you must hold a qualifying investment to keep the permit. Selling without a qualifying replacement ends your residency status.
- Νόμος 5100/2024 (Law 5100/2024) — Golden Visa investment thresholds and zones.
- Νόμος 4251/2014 (Immigration Code), as amended — investor residence permits.
- Υπουργείο Μετανάστευσης και Ασύλου (Ministry of Migration and Asylum), migration.gov.gr — investor permit guidance.
- Enterprise Greece (enterprisegreece.gov.gr) — official Golden Visa guidance.