Greece Golden Visa for €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.
At a glance
Threshold
€800,000 for a single property. Several small apartments cannot be added up.
Where it applies
Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents (for example Crete, Rhodes, Corfu).
Floor area
At least 120 m² of main area. Storage rooms and parking do not count towards the 120 m², but their value can be included in the amount if they are bought under the same deed in the same building.
Residence permit
5 years, renewable, free movement in the Schengen area and no minimum stay in Greece.
What fits this threshold
- A new apartment or house of at least 120 m² in the listed areas.
- A resale home of the same size.
- A single property whose price reaches €800,000 on its own.
Conditions and restrictions
- One property is required: several units do not add up to the threshold.
- A property bought for the grant or renewal of the permit may not be let short-term through platforms such as Airbnb or sublet. A breach leads to revocation of the permit and a €50,000 fine.
- Long-term letting is allowed; there is no obligation to let the property.
- 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 €800,000, purchase taxes and fees add about €55,120 (6.9 % of the price), so the deal needs about €855,120 in total.
| Property price | €800,000 |
|---|---|
| Acquisition tax | €24,720 |
| Legal support of the purchase | €12,000 |
| Notary | €12,000 |
| Land registry | €6,400 |
| Taxes and fees in total | €55,120 |
| Total for the purchase | €855,120 |
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
Other investment levels
The threshold depends on the area and the type of property. Compare all three levels.
- €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.
- €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
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Frequently asked questions
Frequently asked questions
Can I buy two apartments that add up to €800,000?
No. You need one property that reaches the threshold by itself. A portfolio of several properties is discussed in Greece's National Housing Strategy 2026–2035, but it needs separate legislation and implementing decisions, so it cannot be relied on today.
Can I rent the property out on Airbnb?
No. Short-term letting through platforms and subletting are prohibited for the property that supports the permit. A breach can lead to revocation of the permit and a €50,000 fine. Long-term letting is allowed.
What floor area is required?
At least 120 m² of main area. Storage and parking do not count towards it, but their value can count towards the investment if they are bought under the same deed in the same building.
Do I have to live in Greece to keep the permit?
There is no minimum stay. The permit is issued for 5 years and renewed while you own the property. It does not give citizenship automatically: naturalisation follows separate rules.