A guide for buyers & investors — regions, rental yields, and Golden Visa opportunities. What €250.000 Buys in Greece Real Estate 2025 Guide
Buying property in Greece remains one of the most sought-after investment options in 2025. Moreover, A minimum budget of €250,000 still opens access to quality real estate – and in some cases, to the Golden Visa program.
Explore what €250k can buy in Greece: size, location & Golden Visa‐qualifying real estate options for 2025.
Greek Market Snapshot: Mid-2025
As of summer 2025, the average residential price in Greece is around €2,600/m². However, sharp price increases in key areas such as Athens and Santorini mean that choosing the right location is critical to maximizing value.
Golden Visa & the €250,000 Threshold
Since 2024, Greece has introduced a three-tier minimum investment model:
- €250k / €400k / €800k, depending on the zone.
The €250,000 threshold still applies, but only for:
- Commercial-to-residential conversions
- Renovations of listed/heritage buildings
⚠️ These types of projects often involve longer timelines and more bureaucracy, so proper legal and technical due diligence is essential.
What €250.000 Gets You in Different Regions
Athens:
Renovated studios or 1–2-bedroom apartments. Some projects offer Airbnb returns of up to 6%.
Thessaloniki:
Spacious apartments or maisonettes, especially in suburban areas. This budget stretches further here than in Athens.
Islands & Mainland:
- Crete: 2-bedroom home with sea view
- Tinos: Stone house requiring renovation
- Peloponnese: ~140 m² villa with garden
- Thessaly: Budget homes or land plots
Each region offers pros (tourism, nature, affordability) and cons (seasonal demand, supply constraints, infrastructure).
Expenses & Rental Yields
Typical transaction costs for a €250,000 property:
- Property Transfer Tax: 3.09%
- Notary: ~1–2%
- Legal services: ~1–2%
- Land Registry: ~0.8%
- Agent commission: ~2%
Total additional costs: ~8–9% on top of the property price
Rental yield estimates:
- Short-term rentals (Airbnb): 3–7% annually
- Long-term rentals: 3–5% annually
Key factors: location, proximity to the sea, infrastructure, property condition, and seasonality.
Who Should Consider Buying at €250,000?
- Investor Profile
- Goal: rental income (short- or long-term)
- Locations: Athens, Thessaloniki, Crete
- Golden Visa eligible (in some cases)
- Remote Worker / EU-Based Couple
- Goal: a flexible second home in the EU
- Locations: Peloponnese, islands, suburbs
- Golden Visa may not be necessary
- Future Retiree
- Goal: lifestyle, long-term living, or residence permit
- Locations: mainland & coastal towns
- Focus: small homes, duplexes, easy access
Property Purchase Checklist in Greece
- Obtain a Greek tax number (AFM)
- Open a Greek bank account
- Hire a lawyer and notary
- Select a property and verify title documents
- Sign preliminary purchase agreement
- Transfer funds & finalize at notary
- Register ownership at Land Registry
- Apply for Golden Visa (if eligible)
Estimated timeline: 6–12 weeks with proper professional assistance.
Frequently Asked Questions (FAQ)
Can I still get a Golden Visa with €250,000?
Yes, but only for specific projects: commercial conversions or renovations. In prime areas, the threshold is higher.
Which regions still accept €250k investments?
Depending on project type, €250k is valid across many areas for:
- Converted commercial to residential units
- Heritage building renovations
Typical zones include Piraeus, Exarchia, Western Athens, Thessaly, and Evia.
What are the expected returns and total costs?
Rental yields range from 3% to 7%, depending on location and strategy.
Transaction costs are around 8–9% on top of the purchase price.
Summary
A budget of €250,000 is still a viable entry point for real estate investment in Greece — especially outside high-demand zones or for value-driven renovation projects, which means that with the right legal and real estate team, investors can unlock income, lifestyle, and residency opportunities.
Want to estimate rental yields or receive a €250.000 Options for Golden Visa in Greece Real Estate 2025 Guide?
Contact the Vista Estate team — we’ll help you find the right opportunity based on your goals.