Golden Visa Properties in Greece
Greece is still amongst the top residency-by-investment destinations in Europe. Since its launch, the Golden Visa program has attracted thousands of foreign investors with real estate being the core of the majority of cases. The program keeps drawing high-net-worth buyers in 2025 with more stringent regulations that redefine the place and manner to invest.
What Are Golden Visa Properties in Greece?
A Golden Visa property is not any home. In the new structure, only some of the categories are eligible:
- Residential – no agricultural, no offices, no hotel shares.
- Legally clear title – without encumbrances, registered.
- Minimum investment satisfied- minimum requirements differ by area.
- None of the short-term rentals – Airbnb and other such services are allowed on Golden Visa properties.
The principle to follow is easy, the property should be substantial, compliant and used as a genuine housing or as long-term lease.
2025 Golden Visa Greece Investment Thresholds by Property Type & Location
The 2024–2025 rules introduced a tiered system:
€800,000 – Demand: Athens (Attica) and Thessaloniki, Mykonos and Santorini, and in the islands with a population of more than 3,100. The property should be of at least 120 m2 and one residence.
€400,000 – It applies to the rest of Greece, where the same condition applies, and there must be one property of 120 m2 or larger.
€250,000 – still possible but only under special circumstances like the renovation of listed buildings or the re-use of commercial units into residential apartments. These must be approved by the government and may have requirements of the work being done prior to application.
This arrangement has compelled most investors to consider the balance between prestige location and the areas that are cheaper.
Where to Buy Golden Visa Property in Greece
Both the eligibility and long term value are dependent on location. The most desired locations are:
- Athens (Attica), the capital of Greece has good rental demand and liquidity. In the central areas such as Kolonaki the prices may go over EUR6,000 per m2. In Glyfada, which is located in the southern suburbs, there is a coastal luxury, whereas in Piraeus, they have lower entry points with future potential.
- Thessaloniki, the second city of the country, which has an increasingly active cultural and business image. The average price of property is still lower than Athens, approximately EUR2,800-EUR3,800 per m2, and this price is appealing to the middle-income budgets.
- Crete, a lifestyle and investment balance. The demand is regular in Chania and Heraklion to local and foreign people and the villas with a sea view provide long-term benefits.
- Peloponnese, picturesque, less busy and usually priced within the EUR400K range. Cities such as Nafplio or Gythio are both historical and cheap.
- Islands (Paros, Rhodes, Corfu), tourist attraction with an increasing year-round residential appeal. Mykonos and Santorini are prime islands that are under the EUR800K rule, whereas others permit EUR400K entry.
Types of Properties that are eligible under the Golden Visa.
All property is not viewed as equal under the program. Typical categories include:
- New Builds – Modern apartments and villas in full compliance which are often selected because of simplicity.
- Renovated Apartments – This is especially in the city centres where the old stock is renovated to suit the contemporary requirements.
- Neoclassical or Listed Homes – Full of character and usually along the EUR250K restoration pathway in any officialized sense.
- Conversion of commercial to residential buildings – Commercial to residential conversion is an increasing trend in Athens and Thessaloniki, which enables the investors to convert underutilized buildings to homes.
- Luxury Villas – particularly the coastal and island areas, which are attractive to both personal use and long term leasing.
Every kind involves an inspection of authorizations, adherence, and sustainability.
What You Get for Your Budget: €250K vs €400K vs €800K
Location and property size: This is more or less determined by the budget bracket:
- €250,000: Rare, but can be offered on approved restorations or conversions. Usually smaller and may involve much work.
- €400,000: Quality mid-size apartments, Thessaloniki, Crete or the Peloponnes. Villas can be found in less tourist-peak areas as well.
- €800,000+: Entry into prime markets. Big apartments in Kolonaki, posh seafront houses in Glyfada or villas in Mykonos and Santorini. These properties are not only compliant with the visa regulations, but also have the resale value.
Investors are expected to be realistic: the EUR250K route exists but it is niche. The EUR400K and EUR800K levels control the market.
Benefits of Buying Golden Visa Property in Greece
Other than the property itself, the program offers long-term benefits:
- A five years residency which can be renewed provided the investment is upheld.
- Travel within the Schengen Zone visa free.
- Family inclusion, spouse, dependent children under 21 and both sets of parents.
- There is no minimum stay in Greece.
- Eligibility to apply to be a citizen within seven years, where other conditions may be imposed.
- Real estate as a form of property, which can either be long term leasing or personal use.
The access to the EU, real estate ownership and lifestyle forms a balanced offer to many investors.
Legal Considerations and Restrictions.
Although the program is desirable, there are limitations and requirements:
- No short-term rentals – the property is not allowed to be listed on Airbnb or other similar sites. Breaking of rules may attract fines and even loss of visa.
- Single-property rule – investors are required to satisfy a requirement with one property, not a portfolio of less significant properties.
- Due diligence necessary – ownership, title and zoning are to be checked in order to avoid issues.
- Continuous maintenance – especially with restorations, where any assurances of architectural character can be made.
This is due to the fact that these restrictions are indicative of professional advice before making a purchase.
FAQ: Golden Visa Real Estate in Greece
Is it possible to purchase a house in Greece with the Golden Visa and €250,000?
Yes but only in a few instances like when restoring listed buildings or when converting commercial properties into residential units.
What are the most desirable areas in Greece to invest in the Golden Visa?
The choices include Athens, Thessaloniki, Crete, the Peloponnese and some islands such as Paros or Rhodes. The limit varies according to the zone.
Do Airbnb rentals qualify for Golden Visa properties?
No. Short-term rentals are forbidden in the new rules. It is only allowed to lease on a long-term basis.
Golden Visa homes in Greece are not just an entry into residency. In order to find the Golden Visa properties in Greece and to have an opportunity to discuss the opportunity in accordance with your investment strategy, visit our collections or meet a certified advisor at Vista Estate.