Real Estate investors
Permanent Investor Residence Permit (Golden Visa)
The Greek Golden Visa programme allows third-country nationals to obtain a five-year, renewable residence permit in Greece through investment in real estate, under Article 100 of Law 5038/2023, as amended and in force.
The residence permit may also cover the investor’s family members, subject to the statutory conditions.
The programme allows the holder to maintain lawful residence status in Greece without a general obligation to live permanently in the country, provided that the investment and the other legal requirements are maintained.
Real estate investment categories
Under the current framework, the minimum investment depends on the location and the specific characteristics of the property.
€800,000 – Attica, Thessaloniki and island areas
Applies to the Region of Attica, the Regional Unit of Thessaloniki, the Regional Units of Mykonos and Thira (Santorini), and islands with more than 3,100 inhabitants according to the latest census.
The investment must be made in a single property and, for built properties or properties with a building permit, the main living area must be at least 120 sq.m.
€400,000 – Other areas of Greece
Applies to areas not subject to the €800,000 threshold.
The investment must be made in a single property and, for built properties or properties with a building permit, the main living area must be at least 120 sq.m.
€250,000 – Properties converted to residential use
Concerns properties whose use is changed from another permitted use, such as commercial or professional, to residential.
Applies throughout Greece, under special conditions, with no 120 sq.m. minimum.
€250,000 – Listed buildings
Concerns investments in listed buildings, or parts of them, that require restoration or reconstruction, under the special terms of the law.
No 120 sq.m. minimum applies, but specific restoration obligations are imposed.
Important: In the standard €400,000 and €800,000 categories, the 120 sq.m. requirement refers to main living areas. Auxiliary spaces, such as storage rooms and parking spaces, are not counted. Special clarifications also apply to undeveloped land without an issued building permit.
Golden Visa €250,000 – Properties converted to residential use
Investment in properties converted from another use to residential is one of the most important special categories of the Golden Visa programme.
Under Article 100(2)(c) of Law 5038/2023 and the clarifications of the April 2026 circular, a residence permit can be obtained by purchasing a property worth at least €250,000, anywhere in Greece and with no 120 sq.m. minimum.
To qualify for this category, the following are required in particular:
- The property must meet the legal requirements for a change of use from non-residential to residential.
- The change of use must have been completed after 5 April 2024 and before the Golden Visa application is submitted.
- The investment must concern a single property, in line with the specific clarifications on auxiliary spaces.
- The required planning acts, permits and engineer’s certificates must be in place.
- All other programme requirements must be met, including lawful payment of the price.
The change of use may have been carried out either by the seller or by the buyer.
What does the 2026 circular clarify?
The circular points out that it is not enough for a property to be advertised as “suitable for a €250,000 Golden Visa”. It must meet specific planning and timing criteria.
Of particular importance is the distinction between a genuine change of use of an existing property and a change in the design of a new building.
For example, a property that was already in residential use when Law 5100/2024 came into force cannot qualify for the favourable category simply because it was later converted into professional premises and then back into a residence.
Likewise, converting a building permit first issued after 5 April 2024 for the construction of new offices into a permit for residences is not automatically an eligible change of use.
For this reason, technical and legal review of the change-of-use documents before investing is particularly important.
Golden Visa €250,000 – Investments in listed buildings
The Golden Visa programme provides a special investment category with a minimum value of €250,000 for the purchase of listed properties to be restored or reconstructed, under Article 100(2)(d) of Law 5038/2023.
This category applies with no 120 sq.m. minimum, subject to specific conditions.
Importantly, the full restoration or reconstruction of the listed property must be completed before the application for the first renewal of the residence permit is submitted.
In addition, specific restrictions apply to transferring the property before the restoration is completed.
This category requires particularly careful legal and technical review, as the investor’s obligations do not end with the purchase of the property.
Legal and technical review before purchase
Choosing a property at the required price is not, on its own, enough to secure a Golden Visa residence permit.
Before any binding agreement or deposit, it is essential to examine both the legal status of the property and its compliance with the specific requirements of the investment category.
The review includes, as applicable, title deeds, land registry entries, any mortgages or claims, the building permit, the horizontal property deeds and the technical documents.
For change-of-use properties in particular, the relevant planning acts and the engineer’s technical certificate must also be examined, to confirm that the property meets the legal requirements.
Important clarification of the 2026 circular: A certificate of encumbrances and absence of claims is no longer a general required document for the initial grant of the investor residence permit. This does not, however, diminish the importance of checking encumbrances for a safe property purchase.
The Golden Visa process
- Preliminary legal assessment: review of the investment category, the investor’s eligibility and the main features of the property.
- Legal and technical review of the property: checking titles, land registry data, planning documents and the property’s suitability for the Golden Visa.
- Preparing the purchase: obtaining a Greek tax number (AFM), drafting and reviewing agreements and preparing the notarial deed.
- Completing the investment: signing the final contract, paying the price by an accepted lawful method and submitting the deed for registration with the competent Land Registry or Mortgage Registry.
- Residence permit application: gathering documents, health insurance and certificates, and filing the application electronically for the investor and family members.
- Biometrics and card issuance: scheduling the biometric procedures, monitoring the application and collecting the residence permit once issued.
The 2026 circular clarifies that, under the legal conditions, the residence permit may be issued even if the transcription or registration of the contract has not yet been completed, provided the relevant request has been filed and the required evidence is submitted. Completion of the transcription or registration must then be proven under the prescribed procedure.
Key restrictions for the investor
The Golden Visa comes with specific obligations that must be observed both when making the investment and throughout the validity of the residence permit.
Short-term rentals
Properties covered by the new investment rules may not be used for prohibited short-term rentals or sub-letting in the sharing economy, such as typical Airbnb-type rentals.
The circular clarifies that the ban concerns short-term rental as defined in the relevant legislation, whether or not it is arranged through a digital platform.
Long-term leases, on the other hand, are not generally prohibited. The circular also distinguishes certain forms of professional tourism use under special conditions. It should therefore not be assumed that every form of tourism use is prohibited without examining its actual characteristics.
Properties acquired under the special change-of-use regime may also not be used as a business seat or branch.
Transfer or replacement of the property
The investor must maintain a qualifying investment in order to keep the right of residence.
If the investor wishes to replace the original property, a specific procedure applies: the new investment must be made before the existing one is sold, with notification to and assessment by the competent authority.
Particular care is needed with €250,000 investments: after the first permit is granted under the exceptional change-of-use or listed-building regime, the same favourable option does not pass to a subsequent buyer.
Right to work
The investor residence permit does not grant the right to employment or self-employment in Greece.
The holder may, under conditions, participate in companies as a shareholder or partner and exercise the corresponding corporate rights, but without providing work or taking on prohibited executive functions.
Frequently asked questions
Can I buy two smaller properties to reach the amount?
No. In all categories the investment must concern a single property.
Do a storage room or parking space count?
Towards the amount, yes; towards the square metres, no. If they are in the same building and bought with the same contract, their price is added to the minimum investment, but they do not count towards the 120 sq.m. of main living area.
We are buying jointly with my spouse. Do we need double the amount?
No. One investment gives both spouses the right of residence: one receives the investor permit and the other a family-member permit.
Can two investors buy one property together?
Yes, provided each invests the full amount (€400,000 or €800,000). The 120 sq.m. are counted for the whole property, not per investor. Likewise, in the change-of-use category each investor must invest at least €250,000.
Does the 120 sq.m. rule apply to a plot of land?
No, as long as no building permit has been issued. If a building is constructed later, the property the investor keeps must meet the 120 sq.m. and the minimum amount.
Can an industrial building be converted into homes for €250,000?
Yes, provided no industrial activity has operated there in the last 5 years. Light-manufacturing (craft) buildings are not subject to this restriction.
What if the property is both listed and being converted to residential use?
The investor chooses under which of the two €250,000 categories to apply, with the corresponding obligations.
I am selling a €250,000 property to another investor. Can they also get a permit with €250,000?
As a rule, no. The favourable threshold can be used once. The new buyer needs €400,000 or €800,000, subject to special cases examined individually.
I bought a €250,000 property before the thresholds changed but never applied, or my permit expired. Can I apply today?
Yes, under the thresholds that applied at the time, provided the investment was completed before the change, the price was paid in a way accepted by current law and a notary certificate is submitted (or, alternatively, the contract and the deed of payment).
Do I need to come to Greece to apply?
Not necessarily. Your lawyer can file the application with a power of attorney drawn up abroad bearing an Apostille or Greek consular certification. You will, however, need to come for your biometric data.
Is a certificate of encumbrances needed for the application?
Not for the initial grant. Checking encumbrances remains essential, however, for a safe purchase.
Can the permit be issued before the contract transcription is completed?
Yes, provided the transcription request has been filed. Completion is proven later, within the five years or at renewal.
Is health insurance required?
Yes, and it must be valid from the day of application. If missing, a 30-day deadline is given; otherwise the application is rejected.
What if the property does not yet have electricity or water?
It does not affect the application. Connection to utility networks is not required.
Can I rent out the property?
Yes, on a long-term lease. Short-term rental (under 60 days, without other services, Airbnb-type) is prohibited. The ban does not apply to properties acquired under the previous rules.
Can I sell the property and buy another?
Yes, but you first buy the new one, notify the competent authority and then sell the old one. If you sell first, the permit is revoked and a new application is needed.
Which family members are covered?
Your spouse or registered partner (even if the partnership was registered abroad), children up to 21 and the parents of both spouses. From 21 to 24, children can obtain an independent residence permit.
Can I work in Greece?
No, neither as an employee nor self-employed. You may be a shareholder, partner or non-executive board member without providing work. You may not be a company’s legal representative.
The answers are based on Article 100 of Law 5038/2023 and the circular of the General Secretariat for Migration Policy of 21 April 2026. Each case is assessed individually.