Ordinary real estate now requires €400,000 (most of Greece) or €800,000 (high-density zones). The transitional arrangement that let buyers lock in the pre-reform threshold — a 10% deposit by 31 August 2024 and completed purchase by 31 December 2024 (or an alternative property by 30 April 2025) — has closed and is no longer available to new applicants[1]Housing Policy Portal, Greek Ministry of Social Cohesion and Family — Golden Visa minimum-investment threshold increase.
The purchase must be a single property of at least 120 m² for the €400,000/€800,000 tiers. Golden Visa properties are prohibited from short-term rental (e.g. Airbnb); breach can lead to permit revocation and an administrative fine.
A separate €250,000 exception applies to two categories of property, regardless of region:
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purchase and restoration of a listed monument or cultural-heritage property;
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purchase and conversion of a qualifying industrial building (unused for industrial purposes for at least five years) into a residence, with the change of use completed before the residence-permit application is submitted.
This exception has a 120 m² minimum and is not a substitute for the ordinary €400,000/€800,000 tiers on other properties[2]Ministry of Migration and Asylum — Golden Visa implementation circular, 24 September 2024 (Law 5038/2023 Art. 100 as amended by Law 5100/2024 Art. 64).
Buying Greek real estate remains the most popular option among investors. Since the launch of the Golden Visa program, foreigners have purchased 24,000 properties with a total value of €6 billion.
Stages of acquiring a Greece Golden Visa
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Preliminary Due Diligence. A certified Anti-Money Laundering Officer conducts a preliminary Due Diligence check to identify potential issues, reducing the rejection risk to 1%.
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Buying real estate. The investor or their lawyer signs the purchase and sale agreement, submits it to the Land Register, and receives a certificate and a complete package of officially translated property documents.
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Collecting documents. Necessary documents are submitted to a specialised department of the Ministry of Immigration and Asylum. The application is made in person by the investor, spouse, adult relative, or lawyer, resulting in a certificate that allows a one-year stay in Greece.
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Getting a Greece residency card. The application for a residence permit is processed within 1—2 months. The investor can receive their residence cards individually or through a lawyer. The initial application certificate is returned.
The Greece residence permit is valid for five years and can be renewed. Applications for renewal should be submitted two months before expiration, and the investor must retain the investment property.
The Greece Golden Visa offers numerous benefits , such as visa-free travel within the Schengen Area, allowing stays of up to 90 days every six months. Holders and their families can enter Greece freely, even during border closures, for potentially indefinite vacations. Optional relocation to Greece provides a laid-back lifestyle, friendly locals, and a pleasant climate.
Business registration in Greece allows for direct dealings with European customers without intermediaries. Investing in Greek real estate is also attractive, especially in tourist areas and major cities, offering profitable opportunities due to a growing tourism industry and a recovering property market.
Visa holders also gain access to public education, affordable healthcare through the national system, and after seven years, the potential for EU citizenship with rights like free movement within the EU.
