Greece Golden Visa for €250,000
€250,000 is the reduced threshold. It applies anywhere in Greece, including central Athens, but only to two kinds of property: premises converted to residential use and listed historic buildings being restored.
At a glance
Threshold
€250,000 for a single property, in any region of Greece.
Two routes
Converting a non-residential property (office, shop, warehouse) to residential, or fully restoring a historic (listed) building.
Floor area
There is no 120 m² minimum for this category.
Residence permit
5 years, renewable, free movement in the Schengen area and no minimum stay in Greece.
What fits this threshold
- A non-residential property whose change of use to residential is legally completed before the application is filed.
- The change of use must be registered after 5 April 2024 and shown by the engineer's certificate in the prescribed form.
- A historic (listed) building that is being fully restored or reconstructed.
Conditions and restrictions
- Conversion: a property that merely could be converted does not qualify. The property cannot be a company's registered seat or branch. An industrial property must have had no industrial activity during the relevant period.
- Restoration: the property cannot be sold before the works are finished, and the restoration must be complete before the first renewal of the permit after five years. Otherwise the permit is revoked and a €150,000 fine applies.
- Short-term letting through platforms such as Airbnb and subletting are prohibited. A breach leads to revocation of the permit and a €50,000 fine.
- One property is required. We check which specific projects fall into this category one by one.
What buying at the threshold costs
If the property costs exactly €250,000, purchase taxes and fees add about €17,230 (6.9 % of the price), so the deal needs about €267,230 in total.
| Property price | €250,000 |
|---|---|
| Acquisition tax | €7,725 |
| Legal support of the purchase | €3,750 |
| Notary | €3,750 |
| Land registry | €2,000 |
| Taxes and fees in total | €17,230 |
| Total for the purchase | €267,230 |
Calculated at the rates of our calculator, without the residence permit costs for a family and without property tax. The calculator builds the full budget for your family.
Important: the government has announced that the transfer tax on homes will rise from 3% to 15% for buyers from outside the EU from 1 July 2027. No bill has been tabled yet and no exemption for the Golden Visa has been announced. Until a law passes, deals are taxed at 3.09%, the rate used in the calculation above. What is known about the 15% tax
Projects in our selection in this category
F7 Serviced Apartments
Terpsithea (Piraeus)
Threshold €250,000
- Price from
- €250,000
- Free apartment sizes
- 30–127 m²
Urban Grove Residences
Larissis Station area
Threshold €250,000
- Price from
- €250,000
- Free apartment sizes
- 36–76 m²
Other investment levels
The threshold depends on the area and the type of property. Compare all three levels.
- €800,000€800,000 is the threshold for the most sought-after locations: Attica with Athens, Piraeus and the Athens Riviera, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
- €400,000€400,000 is the threshold for all regions of Greece except the most sought-after ones: the mainland outside Attica and Thessaloniki and small islands with up to 3,100 residents.
We will find a property for your threshold
Leave a request: we check the area, the property type and the floor area, and calculate the full cost.
Where to start on your own
Frequently asked questions
Frequently asked questions
Can I buy an ordinary apartment in Athens for €250,000?
No. For an ordinary apartment in Attica the threshold is €800,000. The €250,000 level applies only to premises converted to residential use and to historic buildings being restored.
When must the change of use be completed?
Before the residence permit application is filed, and after 5 April 2024. It is shown by the engineer's certificate in the prescribed form. A property that could be converted later does not qualify.
What happens if the restoration is not finished in time?
The full restoration must be complete before the first renewal of the permit after five years. Otherwise the permit is revoked and a €150,000 fine applies. The property cannot be sold until the works are done.
Is a floor area of 120 m² needed?
Not for this category. But the price of one property must still reach €250,000.