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Greek Golden Visa: the €250,000 route explained
Most of Athens now requires €800,000 for a Golden Visa. Converted buildings are the exception. Here is how the €250,000 route works.
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Greece's Golden Visa gives non-EU citizens a five-year, renewable residence permit in exchange for a qualifying real-estate investment. Since 2024 the minimum investment depends on where the property is — and on what kind of property it is.
Three thresholds
| Investment | Where it applies |
|---|---|
| €800,000 | Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents |
| €400,000 | The rest of Greece |
| €250,000 | Anywhere in Greece, for commercial-to-residential conversions and restorations of listed buildings |
For the €800,000 and €400,000 tiers the investment must be in a single property of at least 120 m². The €250,000 tier has no such minimum.
Why conversions qualify at €250,000
The lower threshold is designed to bring unused offices, shops and workshops back into the housing stock. If a building was legally used for commercial purposes and is fully converted into homes, each apartment can qualify at €250,000 — even in central Athens.
Several conditions apply. The conversion must be completed and the change of use registered; the property may be let long-term but not as a short-term holiday rental; and the investment must be paid in full through a Greek bank account.
Who is included
One application can cover:
- your spouse or registered partner
- your children under 21
- the parents of both spouses
There is no minimum stay. The permit does not by itself give the right to work as an employee in Greece.
Timeline in brief
- Tax number and Greek bank account
- Legal due diligence on the property
- Purchase contract signed before a notary
- Registration at the land registry
- Application, biometrics and permit issue
From choosing an apartment to holding a permit usually takes several months. The permit is renewed every five years as long as you still own the property.
Last reviewed October 2026. This article is general information, not legal advice. Thresholds and conditions change; confirm the current rules with an independent Greek lawyer before investing.
