Greece Golden Visa for €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.
At a glance
Threshold
€400,000 for a single property.
Where it applies
All of Greece except Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents. For example the Peloponnese, Halkidiki and small islands.
Floor area
At least 120 m² of main area. Storage rooms and parking do not count towards it.
Residence permit
5 years, renewable, free movement in the Schengen area and no minimum stay in Greece.
What fits this threshold
- A house or an apartment of at least 120 m² in areas outside the list of high-demand locations.
- A single property whose price reaches €400,000 on its own.
- Properties whose municipality or island is not on the €800,000 list. We check the exact address before the deal.
Conditions and restrictions
- One property is required: several small units do not add up to the threshold.
- 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. Long-term letting is allowed.
- Whether an area belongs to the lower level is decided by the property's address, not by the region name in an advertisement.
- Taxes and fees on top of the price do not count towards the threshold.
What buying at the threshold costs
If the property costs exactly €400,000, purchase taxes and fees add about €27,560 (6.9 % of the price), so the deal needs about €427,560 in total.
| Property price | €400,000 |
|---|---|
| Acquisition tax | €12,360 |
| Legal support of the purchase | €6,000 |
| Notary | €6,000 |
| Land registry | €3,200 |
| Taxes and fees in total | €27,560 |
| Total for the purchase | €427,560 |
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
Our selection has no projects in this category at the moment: all projects are in Attica, where the €800,000 threshold applies to an ordinary purchase.
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.
- €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.
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
Does an island qualify at €400,000?
Only if it has no more than 3,100 residents and is not Mykonos or Santorini. Large islands such as Crete, Rhodes and Corfu fall under the €800,000 threshold. We check the specific island and municipality before a deal.
What about Halkidiki and the Peloponnese?
They are not part of Attica or the regional unit of Thessaloniki, so the €400,000 threshold applies. The property's address is still checked separately.
Can I add up several properties to reach €400,000?
No. You need one property whose price reaches the threshold by itself.
How is this different from the €250,000 level?
The €250,000 level applies to properties converted from non-residential to residential use and to restored historic buildings. An ordinary apartment or house outside the expensive areas needs €400,000.