Greek Golden Visa Thresholds by Area and the 120 m² Rule (2026)

The Greek Golden Visa needs €800,000 in Attica, the regional unit of Thessaloniki, the regional units of Mykonos and Santorini, and on islands with more than 3,100 residents; everywhere else it needs €400,000. A built property, or one with a building permit, must have at least 120 m² of main areas. A €250,000 level exists for converted non-residential property and for restoring a listed building, with no minimum size (IBA, September 2026).

The three levels

Level	Where or what	Minimum size
€800,000	Attica, Thessaloniki regional unit, Mykonos and Santorini regional units, islands with more than 3,100 residents	120 m² of main areas
€400,000	Everywhere else in Greece	120 m² of main areas
€250,000	Property converted from non-residential to residential use after 5 April 2024; restoration of a listed building	none

The rules come from Article 64 of Law 5100/2024, which amended Article 100 of the Migration Code and replaced the earlier geography-based framework with €250,000 and €500,000 levels. The IBA describes that transition as largely closed, although some applications and renewals may still depend on preserved rights. Check your address in the threshold finder, or read about each level: €800,000, €400,000, €250,000.

How the 120 m² rule works

• It applies to built property or property with an issued building permit, and to the main areas.
• Storage rooms and parking spaces do not count towards the 120 m².
• Their value can count towards the investment amount if they are acquired under the same deed, in the same building, as ancillary spaces.
• The conversion route and the listed-building route have no minimum surface.

A few examples of how it plays out:

• A 95 m² apartment in Athens at €800,000 does not meet the rule, because it is below 120 m² of main space.
• A 120 m² apartment in Athens at €800,000 with a parking space in the same building on the same deed does.
• A 100 m² apartment on an island below the 3,100-resident line, priced at €400,000, does not meet the area rule either.
• A converted 55 m² studio at €250,000 can qualify, because the conversion route has no minimum size, if the change of use is complete and certified: the €250,000 route explained.

Common mistakes

1. Adding up smaller units. The investment must be in a single property: the single-property rule.
2. Counting the balcony or parking as living area. Only main areas count for the 120 m².
3. Using an old guide. Many pages still describe the €250,000 and €500,000 framework from before 2024.
4. Assuming the price decides. The area and the location decide the level; the same price can qualify in one place and not in another.

What to do next

1. Find the level for your address in the threshold finder.
2. Compare projects that fit it in our selection and the developers ranking.
3. Work out the full cost in the calculator.

Sources: IBA, "The Greek Golden Visa after the 2024–2026 overhaul" (September 2026). The examples above are illustrations built from the rules stated there. Informational, not legal advice.