Golden Visa Properties in Athens: Where to Invest in 2025
Athens remains the hub of the Golden Visa program in Greece. The combination of the history and the richness of the culture of the capital attracts not only investors, but also the development of the real estate market, which transformed investment directions in 2024 due to changes in the regulations. Athens provides a mix of life quality and future stability, yet this market requires a wise approach to work with.
What Makes a Property Eligible for the Golden Visa in Athens?
A qualifying property must:
- Be a single residential unit in Attica with a minimum price of EUR800,000.
- Provide 120 m2 of the minimum living space.
- Not to be used on a short-term basis, but long-term residential or rental.
Exceptions exist. Some restoration work and commercial-to-residential adaptations can be under lower requirements in certain districts which is typically between EUR250,000 and EUR400,000. These exemptions are narrow, strictly controlled and appealing to purchasers willing to renovate or utilize in an adaptive manner.
Types of Golden Visa Properties in Athens
Athens offers a number of different types of properties to investors:
- New Developments: Modern, easy to maintain, and convenient. Common in central or southern suburbs.
- Renovated Neoclassical Houses: Characterful, typically in the neighbourhoods of Mets or Exarchia. Qualified provided that it was restored under approved schemes.
- Commercial-to-Residential Conversions: This is becoming more popular in areas around the center, with possible increases in value.
- Luxury Apartments and Penthouses: In Kolonaki, Glyfada, and along the coastal front, there are those buyers who want exclusiveness and a high resale value.
All categories are associated with their considerations-compliance, cost and long-term position in the market.
Best Neighborhoods in Athens for Golden Visa Investment
Investment is usually a matter of the district chosen and the result of that investment. Among the most attractive:
- Kolonaki: Central, fine, with apartments of EUR6,500 per m2 on average. Fit to market to prestigious and cultural buyers.
- Glyfada: A seaside resort among expatriates. The average price is EUR5,500/m2 with new constructions and penthouses being the most sought after.
- Kifisia: Green and residential, with family houses of around EUR4, 200/m2. Reputed to be a roomy and slower lifestyle.
- Piraeus: the major port of Greece, which is being regenerated. Prices of approximately EUR3,000 per m2, with value that has an upside in the future.
- Mets and Exarchia: Cheaper and creative areas, where houses cost between EUR2,800 and EUR3,800 per m2, are usually suitable to be renovated.
Golden Visa Property Prices in Athens: What Your Budget Gets You
- €250K – €400K: There are few choices, mainly older buildings that are not located in central Athens or can be restored.
- €EUR400K – €EUR800K: Mid-range flats, frequently suburban, even smaller new constructions in underdeveloped regions.
- €800K+: Full compliance. Well-equipped apartments in Kolonaki, expensive seaside apartments in Glyfada or even family houses in Kifisia.
To the serious Golden Visa purchasers, EUR800,000+ segment appears to be the most straightforward way in Athens.
Steps to Buying Golden Visa Property in Athens
- Establish investment objectives and districts of choice.
- Hire an expert real estate consultant.
- Identify qualified property and examine records.
- Perform due diligence of ownership and legal status.
- Full purchase with the notarization and registration.
- Ready residence visa papers and property papers.
- Submit and await approval.
- The investment is subject to renewal after every five years.
Hidden Costs and Legal Restrictions to Know
Other than property price, investors should expect:
- Transfer fees and normal registration charges.
- Maintenance costs on a building or association fees.
- Any possible restoration requirements in the case of acquiring heritage premises.
Restrictions also apply. Short-term rental in Athens is not allowed on the Golden Visa properties. The adherence is checked, and the failure to comply may be penalized or nullified.
Golden Visa Athens: Frequently Asked Questions
How much will it cost to invest in Golden Visa properties in Athens?
€800,000 on a single residential property of 120 m2 (or more) with certain exclusions on the approved restorations.
What are the best neighbourhoods to Golden Visa buyers?
The most popular ones are Kolonaki, Glyfada, Moschato, and Piraeus, each of them provides varied benefits in terms of lifestyle and prices.
Is it possible to rent my Golden Visa property on Airbnb?
No. The 2024 regulations do not allow short-term rentals. Leasing still is possible in the long-term.
Athens is no longer a speculative entry market but one of cautious, strategic investment. Properties that qualify under the Golden Visa criteria balance regulation and long-term worth. Vista Estate brings local knowledge-based expertise to ensure investors acquire properties which not only qualify but also remain solid assets.
To research Golden Visa property in Athens Greece, browse our listings or contact a professional property agent at Vista Estate. Making the right decision today can set both your residency path and your portfolio’s fate.