Greece Golden Visa and Property Purchase: Rules, Costs and Buyer Risks in 2026

What is the Greek Golden Visa?

The Greek Golden Visa is a residence-by-investment programme.

The real-estate route is legally classified as the Permanent Investor Residence Permit (Μόνιμη Άδεια Διαμονής Επενδυτή), residence-permit type B.5.

Its principal legal framework is Article 100 of Law 5038/2023, as amended by Article 64 of Law 5100/2024 and subsequent applicable provisions.

The permit is issued for five years and can be renewed when the relevant legal conditions continue to be satisfied.

Sources:

• Greek Migration Code — Law 5038/2023, Article 100
• Greek Government — Golden Visa Investment Thresholds
• Ministry of Migration — Official Circulars

What does the residence permit provide?

A qualifying holder may reside in Greece under the terms of the permit.

The relevant legislation does not impose a minimum annual period of physical presence in Greece merely to renew this investor category.

The permit also facilitates travel to other Schengen countries within the applicable short-stay rules.

However, it does not automatically provide the right to live or work indefinitely in another EU country.

Is a Golden Visa the same as citizenship?

No.

A Greek residence permit does not grant Greek nationality or an EU passport.

Citizenship follows a separate legal framework with its own eligibility, residence and other requirements.

A buyer should not assume that holding and renewing a Golden Visa for a particular number of years automatically results in naturalisation.

Does it allow employment in Greece?

The property-investor residence permit does not establish a right of access to employment.

The Ministry's April 2026 circular clarifies that holders may have certain corporate ownership roles, such as acting as shareholders or non-executive board members, without thereby gaining a general right to employment or self-employment.

Corporate ownership rights should not be confused with authorisation to work as an employee or act as a company's legal representative.

Source: Law 5038/2023 — Article 100(9) and EY — Explanation of the April 2026 Ministry Circular.

What this means for the buyer: Golden Visa is a residence option, not an automatic citizenship programme, employment permit or guaranteed investment return.

Who can apply for a Greek property Golden Visa?

The property-investor route is intended for qualifying third-country nationals, meaning individuals who are not nationals of an EU Member State.

Applicants must also satisfy the relevant immigration and administrative requirements.

These include, as applicable:

• A qualifying real-estate investment.
• The required ownership and possession rights.
• An acceptable travel document and lawful entry or application arrangements.
• Appropriate documentation of the investment and full payment.
• Health-insurance coverage meeting the required conditions.
• Applicable immigration, public-security and health requirements.

Eligibility can also depend on nationality-specific restrictions or other circumstances affecting the applicant.

The April 2026 Ministry circular, for example, addressed the continuation of certain restrictions affecting applications involving Russian and Belarusian nationals.

Applicants whose nationality or personal circumstances may be subject to special rules should obtain current immigration advice before proceeding.

Do British and American buyers need to consider the programme?

UK nationals and US nationals are generally third-country nationals for Greek immigration purposes, unless they also hold citizenship or status giving rise to different rights.

A British buyer planning occasional holidays may not need Greek residence-by-investment status.

A buyer who wants longer-term residence rights may find the category relevant.

The question is not simply whether someone is allowed to purchase property.

It is whether they need an additional immigration status and whether this route suits their circumstances.

Do EU citizens need a Golden Visa?

EU nationals generally have different residence rights under EU free-movement law.

The real-estate Golden Visa is not ordinarily the appropriate route for a person already exercising relevant EU citizenship rights.

What this means for the buyer: Establish immigration eligibility independently of the property search. A property can meet the required threshold while the buyer still fails an immigration condition.

How much must you invest in property in 2026?

The minimum investment is determined primarily by the applicable statutory property category and location.

Standard investment thresholds

The geographic thresholds and exceptions follow Article 100(2) of Law 5038/2023.

Source: Greek Government — Golden Visa Threshold Increase.

Does all of Crete have an €800,000 threshold?

The ordinary high-tier rule covers islands with populations exceeding 3,100 residents, according to the relevant census.

It should therefore not be assumed that a relatively inexpensive apartment in a rural Cretan village qualifies for the ordinary €400,000 mainland-style threshold.

The specific property's geographic classification must be verified.

The same concern applies to large islands such as Evia and other islands above the population limit.

What about mainland Greece?

The standard €400,000 route can apply in mainland areas outside the designated €800,000 regions.

However, eligibility still depends on the property meeting the other statutory requirements, including the single-property rule and minimum main-area requirement where applicable.

Is the minimum based on asking price or Objective Value?

For an ordinary qualifying purchase, the law refers to the property's minimum acquisition value at the time of acquisition.

The price advertised by the seller is not sufficient evidence of a qualifying investment.

Nor is Greece's Objective Value (αντικειμενική αξία) automatically a substitute for the required acquisition price.

The investor's transaction and payment documentation must establish the qualifying consideration.

Certain special non-purchase acquisition categories have their own statutory valuation rules and should not be mixed with the ordinary purchase route.

Read Objective Value in Greece for the distinction between tax value and transaction price.

What this means for the buyer: Verify the exact location, acquisition value and relevant investment category before relying on any advertised eligibility claim.

What does the 120 m² rule mean?

For the ordinary €400,000 and €800,000 routes, built property — or property with an applicable issued building permit — must generally have at least 120 square metres of main-use space.

The Greek statutory wording refers to κύριοι χώροι, meaning main-use areas.

This is not necessarily the same as the total advertised area, which may include storage, parking or other auxiliary spaces.

Can parking and storage count towards the 120 m²?

The Ministry's April 2026 circular clarifies that, where specified conditions are satisfied, certain auxiliary spaces bought with the main property may contribute to the investment-price calculation.

But they do not count towards the 120 m² requirement for main-use space.

The circular specifies conditions concerning acquisition by the same investor, the same sale deed, location within the same building and the auxiliary character of the relevant spaces.

Source: Ministry of Migration — Circular of 21 April 2026 and EY's Detailed Summary.

Worked example: An apartment with parking

Assume a hypothetical apartment in Athens is advertised for €850,000.

Even though the combined total exceeds 120 m², the main apartment is only 108 m².

Under the ordinary route, the property would not satisfy the minimum main-use-area rule merely because auxiliary spaces bring the advertised total to 132 m².

This example assumes the listed areas have the classifications shown. A buyer must verify them through the legally relevant plans and technical records.

Does the minimum apply to the €250,000 exceptions?

No general 120 m² minimum applies to the qualifying €250,000 conversion and listed-building categories under the April 2026 clarification.

But that does not mean a small ordinary apartment can be placed into the exception merely because the seller prices it at €250,000.

The exceptional category itself must be established.

What this means for the buyer: Request the engineer's confirmation of legally documented main-use floor area. Do not rely only on the square metres in the property listing.

Can you combine two properties to reach the minimum?

Generally, not under the standard property-purchase rules for new investors.

The ordinary €400,000 and €800,000 routes require investment in one property.

A buyer cannot normally purchase two unrelated apartments and combine their prices to meet the minimum.

Worked example

Assume a buyer purchases two separate apartments in a €400,000 area.

The total exceeds €400,000, but the buyer cannot assume eligibility by aggregating two independent properties.

The applicable single-property requirement must be satisfied.

Are auxiliary spaces always treated as separate properties?

Not necessarily.

The April 2026 circular clarifies a limited treatment for qualifying auxiliary spaces attached or associated with a main property in the same building and purchased under the required conditions.

That exception should not be extended automatically to a second residential apartment.

What about jointly owned property?

Article 100 contains separate conditions for undivided co-ownership.

The legislation distinguishes qualifying spouses or partners from unrelated co-investors.

For unrelated investors, the value of each qualifying ownership share must generally independently satisfy the applicable threshold.

The April 2026 circular clarifies that, where several qualifying investors hold shares in a property, the 120 m² condition relates to the whole property's main space rather than requiring 120 m² for each investor's proportional share.

Individual co-ownership arrangements need legal review.

What this means for the buyer: The legal structure of the property matters as much as its total price. Confirm whether the investment is one qualifying property and whether the ownership rights meet the statutory rules.

How does the €250,000 conversion route work?

A special €250,000 threshold applies to qualifying property whose main-use space changes to residential use.

This is not a general discount for an inexpensive apartment.

The route is designed around legally recognised changes of use.

For example, a qualifying former commercial property may be converted into residential accommodation under the applicable planning and building rules.

What must be completed?

Under Article 100(2)(c) and the Ministry's April 2026 circular:

• The investment must concern one property.
• The acquisition price must meet the relevant €250,000 minimum.
• The change to residential use must be legally completed before the residence-permit application.
• The qualifying change of use must satisfy the temporal requirements introduced by Law 5100/2024.
• The necessary documentation must establish the conversion's legal status.

The April 2026 clarification identifies 5 April 2024 as the relevant legislative commencement date.

The official administrative procedure explains that a qualifying change of use must have been completed after that date and before the Golden Visa application.

Where a change-of-use permit predates the legislative amendment, the administrative rules identify particular circumstances involving later updating or revision that require individual assessment.

Source: Greek National Registry of Administrative Procedures — Golden Visa Through Change of Use_–_Initial_issuance).

Can the seller perform the conversion?

Yes, the law allows the change of use to be carried out by the seller or buyer.

But that does not remove the requirement for the completed and documented conversion to qualify.

A seller's statement that conversion is possible is not proof that conversion has already been legally completed.

What about former industrial buildings?

Special conditions apply to properties involving industrial buildings.

Under Article 100, an eligible industrial building must satisfy the requirement concerning the absence of installed and operating industrial activity for at least the preceding five years.

The relevant status must be documented.

Can renovation costs be added to reach €250,000?

The ordinary statutory threshold for this route is framed around acquisition value, not a buyer's combined acquisition and renovation budget.

For example, paying €210,000 for a property and expecting to spend €40,000 on conversion works should not automatically be treated as a €250,000 qualifying acquisition.

The transaction structure and legally recognised consideration must be established by the relevant professionals.

Worked example: Former office converted to residential use

Suppose a buyer considers a former office with an agreed acquisition price of €275,000.

The property has 78 m² of documented main space.

The buyer is told that the use changed from commercial to residential in 2025.

That property may warrant examination under the €250,000 exception despite having less than 120 m².

But the buyer still needs evidence that the use change was legally carried out, meets the applicable date requirements and was completed before the residence application.

Illustrative scenario; no actual property eligibility is established.

What this means for the buyer: Ask for the original permitted use, the legal change-of-use decision, completion evidence and a written opinion from the relevant lawyer and engineer.

Can a listed or historic building qualify for €250,000?

A second special €250,000 category concerns qualifying listed buildings (διατηρητέα κτίρια) requiring restoration or reconstruction.

The law covers specified property interests involving a listed building or part of one, including certain properties within which a listed building is located.

This route is legally different from buying an ordinary old house.

What makes a building eligible?

Its legally recognised listed-building status matters.

A building may be old, architecturally attractive or historically interesting without having the designation required for the particular Golden Visa category.

The official administrative procedure requires evidence of the formal designation, including the relevant Government Gazette reference.

Source: National Administrative Registry — Golden Visa Through Listed Property_–_Initial_issuance).

Must the restoration be completed before the first application?

The listed-building route has a different timing structure from the change-of-use route.

Article 100 provides for the acquisition of a qualifying listed building requiring restoration or reconstruction.

But full restoration or reconstruction must be completed by the first renewal under the specific statutory requirement.

What happens if restoration is not completed?

Article 100 sets out serious consequences for non-compliance with that obligation.

The statute provides for an administrative fine of €150,000 in the relevant case of failure to satisfy the restoration condition.

A buyer should not treat the restoration commitment as an optional improvement project.

Can the investor sell before restoring the building?

The statute specifically provides that a transfer of qualifying listed property under this exception before completion of the full restoration or reconstruction is invalid.

It also provides for serious consequences concerning prohibited transfers.

This is one of the most important differences between the listed-building exception and an ordinary property purchase.

Source: Law 5038/2023 — Article 100(2)(d), (4) and (7A).

Does the €250,000 purchase price cover restoration?

Not necessarily.

A property bought for €270,000 might require substantial additional works, technical services, permissions and time before it satisfies the first-renewal condition.

The buyer should not treat €250,000 as the complete project cost.

What this means for the buyer

Before purchasing a listed property for Golden Visa purposes, request:

• Evidence of its formal listed status.
• The precise property rights being acquired.
• A professional restoration-scope assessment.
• Required permissions and restrictions.
• Cost estimates and realistic completion planning.
• Legal advice about restrictions on sale and renewal.

A qualifying listed building can be a complex development and conservation commitment, not merely a cheaper route to residence.

Can a €250,000 Golden Visa property be resold to another investor?

This requires particular care following the April 2026 clarification.

A property that previously qualified under the exceptional €250,000 route does not necessarily remain eligible for another buyer under the same exception.

The Ministry clarified that the favourable treatment of a qualifying change-of-use or listed-property investment can generally be used once for that property.

Following the initial qualifying use of the exception, a subsequent purchaser cannot assume the same property qualifies again at the €250,000 level.

The ordinary €400,000 or €800,000 rules may be relevant to the new buyer, depending on the circumstances.

Source: Ministry Circular of 21 April 2026 and EY — Resale Clarification.

Why does this matter?

Consider a hypothetical converted apartment that was originally purchased and used for Golden Visa eligibility under the €250,000 exception.

A new seller may advertise the same apartment as a €250,000 Golden Visa property.

But after the change of use has already occurred and the benefit has been used, the purchaser cannot assume that the exceptional threshold renews automatically.

That may materially affect the future buyer pool and resale strategy.

What documents should a second buyer request?

The notarial certification for a qualifying Golden Visa application addresses whether the property has previously been used by a seller to obtain a relevant residence permit.

A lawyer should investigate the property's immigration-related history where it matters.

The legal and commercial consequences are different from an ordinary title or building-compliance question.

What this means for the buyer: If a seller advertises a previously converted apartment as Golden Visa eligible at €250,000, treat that claim as requiring specialist verification rather than accepting the property's original qualification at face value.

Can you rent out a Greek Golden Visa property?

Ordinary long-term rental may be permitted, but short-term letting through the sharing economy is restricted.

Article 100(7A), introduced through Law 5100/2024, prohibits properties acquired for the relevant investor-residence category from being used for short-term rentals within the sharing economy and sets out restrictions on subletting.

The Greek government's housing-policy portal explicitly explains the restriction.

Source: Greek Government — Golden Visa Short-Term Rental Restrictions.

Can you list the property on Airbnb or Booking.com?

The April 2026 Ministry circular confirms that the prohibition addresses short-term letting and subletting through digital sharing-economy platforms.

A buyer planning a typical Airbnb-style holiday-let business should not assume that a Golden Visa property is eligible for that model.

The law provides significant consequences for breaches, including revocation of the residence permit and an administrative fine of €50,000 in the relevant cases.

Is all tourist-related use prohibited?

The April 2026 clarification distinguishes the prohibited platform-based short-term rental model from certain other arrangements, including long-term leasing and some professional arrangements involving tourism businesses.

This is a legal distinction, not a blanket authorisation to operate any tourism business from a Golden Visa property.

Other tourism, zoning, licensing, tax and property-use rules may apply.

A buyer considering a non-standard lease structure should obtain specialist legal advice about the precise arrangement.

Can a converted €250,000 property serve as a company office?

The law imposes an additional restriction for properties acquired under the change-of-use exception.

A qualifying property in that category cannot be used as the headquarters or branch of a business under Article 100(7A).

This is distinct from the general ability of Golden Visa holders to hold certain corporate interests.

What about long-term residential rentals?

Long-term leasing can be compatible with the property-investor residence framework, subject to the relevant legal and contractual requirements.

A buyer must still account for Greek rental-income tax, tenant rights, operating costs and compliance obligations.

Read Annual Cost of Owning Property in Greece for ordinary ownership expenses.

What this means for the buyer: Do not buy a Golden Visa property on the assumption that projected short-term rental income will finance it. Verify the actual permitted operating model before relying on any income forecast.

Can family members receive residence permits too?

Qualifying family members can apply for residence permits linked to the investor.

Article 95 of Law 5038/2023 identifies the family categories and provides that the family permits generally expire together with the principal investor's permit.

The statutory categories include:

• The spouse or qualifying civil partner.
• Qualifying unmarried children under 21.
• Certain unmarried children from a previous relationship under 21, subject to custody requirements.
• Direct ascendants of the spouses or partners, potentially including parents.
• Certain adult children lacking legal capacity who meet the statutory conditions.

Source: Law 5038/2023 — Article 95.

What happens when a child turns 21?

Article 95 provides for a separate three-year residence permit for certain qualifying children who reach 21 after holding the relevant family permit.

The exact route after that period depends on the individual circumstances and immigration rules.

Parents should not assume that a child's dependent residence right continues indefinitely without further review.

Does each family member need a separate €400,000 or €800,000 property?

The family-reunification provisions allow qualifying relatives to receive residence rights linked to the principal investor, without each automatically needing to make a separate full investment.

However, family members need to satisfy their own documentary and procedural requirements.

Do family members automatically receive permission to work?

The investor-family category should not be confused with unrestricted employment authorisation.

The relevant permit type and legal rights must be checked individually.

What this means for the buyer: Consider the family's eligibility and documentation before purchasing, especially where children's ages or family relationships may affect residence planning.

Does the Golden Visa require you to live in Greece?

The investor-residence framework does not impose a minimum annual stay in Greece as a condition of renewing the qualifying investor permit.

Article 95 states that periods of absence are not, by themselves, an obstacle to renewal.

Source: Law 5038/2023 — Article 95(1).

Does that mean unlimited residence throughout Europe?

No.

The Greek permit provides residence rights in Greece according to its terms.

Travel to other Schengen countries is subject to the applicable short-stay requirements, generally 90 days in any 180-day period, rather than a right to take up unlimited residence or employment elsewhere.

Source: European Commission — Moving Between EU and Schengen Countries.

Does a Golden Visa make you a Greek tax resident?

Not automatically.

Tax residence is determined under separate tax-law rules.

AADE explains that relevant factors include permanent or principal home, habitual residence, centre of vital interests and, subject to applicable exceptions, presence exceeding 183 days within a twelve-month period.

A person may hold Greek residence status for immigration purposes without necessarily becoming Greek tax resident merely because the permit exists.

Conversely, a person who actually relocates or changes their personal and economic connections may trigger Greek tax-residence consequences.

Source: AADE — Tax Residence for Natural Persons.

What this means for the buyer: Immigration status, physical residence and tax residence are three related but different questions.

What is the application process after purchasing the property?

For the real-estate route, the qualifying investment and the supporting documentation must satisfy the requirements before the residence permit can be granted.

The normal process includes several different professional tasks.

Step 1 — Verify the investor and property category

Before committing, the buyer should obtain an immigration-law assessment of their eligibility and a property-specific assessment of the intended Golden Visa category.

This should cover the location, threshold, floor space, property rights and any exceptional requirements.

Step 2 — Complete independent property due diligence

The buyer's lawyer investigates the legal rights and contractual matters.

An engineer investigates the building, permits, plans, relevant main-use area and any change-of-use or listed-building requirements.

A qualifying investment category does not eliminate ordinary purchase risks.

Step 3 — Execute the relevant purchase documents and pay the consideration

Article 100 requires full payment of the qualifying agreed consideration before the investor-residence application.

The payment must be documented through the legally permitted methods.

The applicable rules permit qualifying bank transfers, specified crossed bank cheques and payment-card arrangements meeting the statutory conditions.

Certain payments by a spouse or qualifying relatives are also recognised subject to detailed documentation requirements.

Source: Law 5038/2023 — Article 100(3) and (5).

Step 4 — Obtain the notarial investment certificate

The residence application requires relevant certification from the notary who prepared the property-transfer deed.

The certificate addresses the property, the parties, the agreed consideration and how the payment was made.

It also addresses matters such as relevant contractual conditions and whether the property was previously used for an investor residence permit.

Additional certification is required for certain exceptional property categories.

Step 5 — Prepare the immigration documents

The relevant requirements include the applicant's passport, health insurance, property and payment evidence, appropriate photographs and any other required application materials.

Documents issued abroad may require authentication and translation.

The Ministry's April 2026 clarification specifies requirements concerning passport copies and health-insurance evidence.

Source: Official Administrative Procedure — Golden Visa Change of Use_–_Initial_issuance).

Step 6 — Submit the application and complete biometric requirements

The Ministry provides an electronic application service.

An authorised representative may carry out specified steps under a suitable power of attorney, subject to the legal conditions.

The applicant may still need to attend for biometrics or other personal formalities.

A remote purchase and an entirely remote immigration process should not be assumed to be identical.

Official portal: Greek Ministry of Migration — Electronic Applications.

Step 7 — Await the decision

Article 100 provides a two-month period linked to the authority receiving the complete application file.

The government administrative registry lists indicative processing times of approximately 50–60 days for certain Golden Visa procedures.

These should not be interpreted as a guaranteed time from initial property search to receipt of a residence card.

Additional documents, biometrics, administrative workload or individual issues can change the actual timeline.

What this means for the buyer: Property acquisition, completion of the immigration application and issuance of the permit are separate milestones. Do not assume completing the purchase guarantees that the residence card will follow automatically.

What government fees and purchase costs apply?

The investment threshold is not the same as the total money required to acquire and maintain a qualifying property.

The official administrative registry lists €2,016 in principal immigration application charges for the cited initial investor-residence procedures:

The actual fee position must be confirmed for the specific applicant, any family members and the exact permit application.

Source: Greek National Administrative Registry — Golden Visa Listed Property_–_Initial_issuance).

What other costs should be included?

An ordinary purchase may involve:

• Greek transfer tax or another applicable property acquisition tax.
• Notary remuneration and document charges.
• Cadastral or land-registration fees.
• Independent legal and engineering fees.
• Any agreed brokerage remuneration.
• Translation and power-of-attorney costs.
• Immigration-related legal assistance.
• Health-insurance premiums.
• Ongoing ownership costs.
• Renovation or restoration expenses where relevant.

These amounts are not automatically included in the required investment threshold.

Illustrative budget comparison

Assume three hypothetical qualifying purchases where the acquisition taxable value matches the purchase price and the ordinary 3.09% transfer-tax regime applies.

Illustrative calculations only. They exclude notary, registry, professional, family-member, insurance, restoration and other costs. They assume the standard transfer-tax treatment, which may not apply to every property or buyer.

The transfer tax shown is not part of the acquisition value used to satisfy the Golden Visa threshold.

Further changes in taxation may affect future transactions, so the applicable rules must be checked before the final deed.

See Property Transfer Tax in Greece and Extra Cash Beyond the Purchase Price.

What if the €250,000 project needs substantial reconstruction?

A listed-building investment may involve significant additional capital.

For example, a hypothetical €275,000 purchase requiring €180,000 of restoration would represent €455,000 of acquisition and estimated construction expenditure before taxes, fees and contingencies.

Those figures are assumptions, not actual Greek renovation quotations.

The relevant question is whether the entire investment project is financially and legally viable.

What this means for the buyer: Compare the all-in ownership and project cost, not only the advertised Golden Visa threshold.

How long is the residence permit valid, and what happens at renewal?

The standard B.5 property-investor permit is valid for five years and can be renewed for further five-year periods if the statutory conditions continue to apply.

The investor ordinarily must retain the qualifying property rights and comply with the relevant conditions.

The April 2026 Ministry circular clarifies that a recent E9 property declaration or cadastral extract can serve as part of the evidence used to demonstrate continued ownership at renewal.

Sources: Law 5038/2023 — Article 100(4) and EY — April 2026 Renewal Clarifications.

Does absence from Greece prevent renewal?

Not by itself under the investor-permit renewal rules.

What if you bought a listed building?

The first renewal involves the additional requirement that the relevant restoration or reconstruction be complete.

That obligation is materially different from the ordinary standard purchase route.

What if you sell the property?

Selling the qualifying investment can affect or terminate the investor's residence rights.

Article 100 provides for revocation of the selling investor's permit in the relevant resale situation.

The April 2026 guidance also clarifies a procedure for replacing an investment property while retaining eligibility: the new property must qualify, and the replacement acquisition must precede sale of the original property, with the appropriate notification to the competent authority.

A buyer should obtain individual legal advice before attempting to substitute investments.

Can an older €250,000 Golden Visa be renewed?

Existing permits issued under earlier legislation may have preserved rights when the applicable historical and renewal conditions remain satisfied.

That does not mean a new purchaser in October 2026 can simply use those earlier investment thresholds.

The transitional rules for new investments under the older €250,000 and €500,000 frameworks largely closed in 2025.

Source: Fragomen — Golden Visa Transitional Deadlines.

What this means for the buyer: Distinguish an existing permit holder's renewal rights from a new purchaser's initial eligibility.

Five examples of properties advertised as Golden Visa eligible

The following examples illustrate the decision process.

They are not actual listings, legal opinions or determinations of individual eligibility.

The table deliberately separates preliminary screening from confirmed eligibility.

A purchase price and property description cannot establish the full immigration outcome.

What should you verify before paying a Golden Visa property deposit?

The buyer faces two related but separate risks.

First, the property may have ordinary legal, cadastral or technical problems.

Second, it may fail the special investment-residence criteria even if it is otherwise a valid property purchase.

Golden Visa eligibility checklist

Who should investigate what?

A Greek immigration lawyer should assess the residence-permit category and applicant-specific eligibility.

A property lawyer should investigate title, rights, encumbrances and transaction documents.

An engineer should examine the technical status, floor area, permitted uses and any conversion or restoration questions.

A notary should address the formal purchase deed, prescribed certifications and documentary requirements within the applicable statutory process.

These roles may be coordinated, but they do not automatically replace one another.

What should the deposit agreement say?

If Golden Visa eligibility is essential to the buyer's decision, the proposed reservation or preliminary agreement should be reviewed with that risk in mind.

The agreement should address the relevant representations, outstanding documentary checks, timing and consequences if conditions are not satisfied.

No universal clause can guarantee that the immigration authorities will grant the permit.

A buyer should not assume a standard estate-agent reservation form adequately protects against immigration ineligibility.

See Reservation Agreements and Deposits in Greece.

What this means for the buyer: Do not pay a substantial non-refundable deposit solely because the seller describes the property as Golden Visa eligible.

What are the most common Golden Visa property mistakes?

Mistake 1 — Applying the old €250,000 threshold to every property

That threshold survives only for specific exceptional routes and certain historically protected situations.

It is not the ordinary nationwide minimum for new residential purchases.

Mistake 2 — Assuming the advertised total floor area meets the 120 m² requirement

Auxiliary spaces may be treated differently from main-use areas.

Mistake 3 — Combining unrelated apartments to meet the investment threshold

The ordinary purchase route generally requires one qualifying property.

Mistake 4 — Believing that a conversion will eventually be completed

The €250,000 conversion route requires a completed, qualifying change of use before the immigration application.

Mistake 5 — Assuming every previously converted property can qualify again for €250,000

The 2026 circular clarifies the one-time nature of the relevant exception.

Mistake 6 — Planning short-term platform rentals

Golden Visa property restrictions can make an Airbnb-style operating model incompatible with the programme.

Mistake 7 — Underestimating listed-building restoration obligations

A lower threshold may come with substantial additional work, strict timing and significant penalties for non-compliance.

Mistake 8 — Treating purchase completion as guaranteed immigration approval

The real-estate transaction and the residence-permit decision are separate legal processes.

Mistake 9 — Assuming residency automatically means tax residency or citizenship

These concepts follow different legal regimes.

The underlying problem is the same in each case: commercial property information is being treated as legal proof of immigration eligibility.

Common questions

Can I obtain a Golden Visa by buying a €250,000 apartment in Athens?

Not through the ordinary residential property-purchase route under the 2026 rules. A €250,000 investment may qualify only if it meets a specific statutory exception, such as an eligible conversion or listed-building category, or a properly preserved historical transitional situation.

Can a €400,000 property in Crete qualify under the standard route?

The standard €800,000 tier covers islands with populations exceeding 3,100 residents. Crete falls within the large-island category, so a normal €400,000 purchase there should not be assumed to qualify. A distinct statutory exception would need separate verification.

Is 120 m² required for every Golden Visa property?

No. The general minimum applies to the ordinary €400,000 and €800,000 built-property routes, not in the same way to the qualifying €250,000 conversion and listed-building exceptions.

Can I use the property as an Airbnb investment?

Short-term letting through digital sharing-economy platforms is restricted for Golden Visa investment properties. Buyers should not rely on Airbnb or Booking.com income without specialist advice confirming the legality of the intended model.

How long must I stay in Greece to renew?

Article 95 provides that periods of absence are not, by themselves, grounds preventing renewal of the relevant investor residence permit. Other renewal conditions, including maintaining the qualifying investment, remain important.

Does a Greek Golden Visa let me work in Germany or France?

No. The Greek investor permit does not establish a right to work throughout the EU. Travel to other Schengen countries is subject to the applicable rules, generally including the 90-days-in-180-days short-stay limit.

What happens if I sell my Golden Visa property?

Selling the qualifying investment can affect the investor permit. A replacement investment may be possible under the prescribed procedure, but it must be planned before disposal of the original property and requires legal advice.

What this guide cannot establish

This guide cannot determine whether a particular buyer or property qualifies for the Greek Golden Visa without reviewing the actual circumstances, immigration status, legal title, property documents, acquisition value and relevant technical records.

It cannot establish whether an exceptional conversion or listed-building investment has fulfilled every condition.

Nor can a property-investment eligibility check establish that the purchase is financially sound, that the asking price is fair or that the building is free of hidden defects.

Golden Visa legislation and administrative interpretation are subject to change, and applications must be assessed under the rules applicable to the specific transaction and applicant.

Related guides

• Complete Guide to Buying Property in Greece — the full purchase process for foreign buyers.
• Can Foreigners Buy Property in Greece? — ownership rights and restrictions.
• Property Due Diligence in Greece — legal, technical and market-evidence checks.
• Lawyer vs Notary vs Engineer vs Estate Agent — who checks what.
• What Does a Property Lawyer Check? — title and legal investigation.
• What Does a Civil Engineer Check? — permits, plans and technical compliance.
• Reservation Agreements and Deposits — commitments before completing due diligence.
• Property Transfer Tax in Greece — acquisition-tax obligations.
• Extra Cash Beyond the Purchase Price — full transaction budgeting.
• Annual Cost of Owning Property in Greece — ongoing costs and maintenance.

Before purchasing property specifically for a Greek Golden Visa, obtain a property-specific immigration eligibility assessment and complete independent legal and technical due diligence.

A property's location, purchase price, floor area and advertised use are only the starting point. The relevant documents, completed procedures and statutory conditions determine whether the proposed investment can support a residence application.

The Greek Property Report provides independent, buyer-funded property research. We do not sell real estate or receive brokerage commissions or fees contingent on a transaction closing. Our analysis can help organise available property, tax and market evidence, but it does not replace a Greek immigration lawyer's legal assessment, a lawyer's title investigation, an engineer's technical review or an official decision granting a residence permit.