A renewable five-year investor residence permit may be available to qualifying third-country nationals through a qualifying property transaction. Every property, buyer and application file must be assessed separately.
€250,000 is not a general regional threshold. It applies only to specific conversion and listed-building restoration routes.
€800,000
The entire Attica Region, the Thessaloniki Regional Unit, Mykonos, Thira (Santorini), and islands with more than 3,100 residents.
One property. For built property or property with a building permit, at least 120 sq.m. of main spaces.
€400,000
Other areas of Greece not included in the €800,000 category.
One property. For built property or property with a building permit, at least 120 sq.m. of main spaces.
€250,000
A qualifying change of main use to residential, or one property containing a listed building to be restored or reconstructed.
One property. The conversion must be completed before the residence-permit application. Route-specific legal and technical conditions apply. One property. Main use must change to residential after 5 April 2024 and before the permit application. The exceptional route cannot be reused after a permit has already been granted on that basis. An independent lawyer and engineer verify the timing, previous use and route-specific conditions.
Four separate questions must be satisfied. Greca House can classify a property route; the competent authority decides the residence-permit application.
Does the property fit a standard or exceptional statutory route?
Does the applicant meet the personal and immigration requirements?
Are the payment, title, use, timing and supporting documents compliant?
Only the competent Greek authority can approve and issue the residence permit.
Review the buyer profile, intended use, budget and location before selecting a property.
Independent legal and technical due diligence confirms title, use, area and route-specific conditions.
The purchase, payment trail and any required conversion must meet the rules in force.
The application file is submitted to the authority; biometrics and any follow-up requirements are completed separately.
Our catalogue label reflects Greca House’s property classification, supported by the available property data. It does not decide buyer eligibility or residence-permit approval.
View eligible propertiesThis property is classified by Greca House as Golden Visa eligible under the applicable property route. Final residence-permit eligibility and approval also depend on the buyer, transaction structure, supporting documentation and the law in force at the time of application.
See the threshold comparison above for the regional boundary, conversion and restoration conditions, the 120 sq.m. rule, the one-property rule and rental restrictions.
Review the threshold comparisonGreca House coordinates property selection with independent legal and technical review in Greece. Professional and agency fees are confirmed for the specific property and scope before instruction.
The location can be anywhere in Greece, but €250,000 is available only for the exceptional qualifying conversion or listed-building restoration routes. It is not a general regional threshold.
The law names the entire Attica Region in the €800,000 standard category. Piraeus and eastern or western Attica are not separate €400,000 standard zones.
For the property-purchase routes described here, the investment must be made in one property. Separate legal routes outside this page may have different rules.
It applies to the €800,000 and €400,000 purchase categories when the investment concerns built property or property with a building permit. It is not a general condition for the exceptional €250,000 routes.
No. Property used for the initial grant or renewal of this investor residence permit may not be used for short-term rental in the sharing economy or be sublet.
The investor residence permit is issued for five years and may be renewed in five-year periods while the qualifying investment and applicable legal conditions are maintained.
Qualifying family members may apply under the rules in force. The exact family composition and documents should be confirmed for the applicant’s circumstances.
No. A marked property can satisfy a property-route assessment, but buyer eligibility, transaction structure, documents and final approval remain separate.
This overview is based on the Ministry of Migration and Asylum’s current Golden Visa material and the codified Law 5100/2024 text. Rules can change; verify the current position before acting.
Last reviewed: 1 October 2026
Tell us your budget, preferred areas and intended use. We will help shortlist properties and coordinate the checks your advisers need.
The same purchase-cost calculation as our buying-cost calculator, with the residence-permit state fees added. Professional fees and insurance come only from your own quotes.
For property in the objective-value system, transfer tax is estimated on the higher of the contract price and objective value.
Objective value omitted: this estimate assumes the contract price is the tax base.
An estimate for planning, not a quotation or tax advice. The notary, your lawyer and the tax authority confirm the actual amounts for your transaction.
| Property Purchase Price | €250,000 |
| Value used for tax and fees | €250,000 |
| Buying the property | |
|---|---|
| Transfer tax (3%) | €7,500 |
| Municipal surcharge (3% of the tax) | €225 |
| Cadastre registration (6‰ + €23) | €1,523 |
| Notary fee (official scale) | €1,890 |
| VAT on the notary fee (24%) | €454 |
| Residence permit: state fees | |
| Investor permit fee | €2,000 |
| Adult family members (€150 each; minors exempt) | €0 |
| Residence cards (€16 per person) | €16 |
| Your quotes (optional) | |
| None entered: lawyer, engineer, agency and insurance costs are not included. | |
| Total on top of the price | €13,608 |
Sources, read 30 September 2026
Permit fees, read 29 September 2026