Greece Golden Visa Properties

Greece Golden Visa properties are assessed by location, acquisition price, property type and title documentation. Meeting the headline price alone is insufficient: a property can be expensive and still fail the requirements of the intended route.

A standard purchase falls under the regional €400,000 or €800,000 thresholds. A €250,000 purchase must meet the additional conditions of a special route, such as conversion to residential use or restoration of a listed building.

New investor applications from Russian and Belarusian nationals remain suspended under the Greek Migration Ministry's circular of 21 April 2026. A property that qualifies for the Golden Visa does not mean every buyer can obtain the permit.

An existing second citizenship may be used consistently throughout the process, but a second passport does not guarantee that the suspension no longer applies to someone who also holds Russian or Belarusian citizenship. Disclose both citizenships and obtain a written eligibility and sanctions assessment from Greek immigration counsel before reserving a property.

The Greek government places Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 inhabitants under the €800,000 threshold. The standard threshold in other parts of Greece is €400,000.

The legislation also sets property-level conditions for applicable standard purchases, including a single property and at least 120 m² of principal rooms where the area rule applies. Confirm the measurements through technical and title documents rather than a listing.

The government's housing portal identifies two special property categories: eligible conversion of principal spaces to residential use, completed before the residence application, and protected listed property that must be restored or reconstructed. Legal classification and technical feasibility determine whether a specific asset fits.

A listing advertised at €250,000 does not prove Golden Visa eligibility. Before paying a deposit, obtain a written assessment from local legal and engineering advisers covering the relevant route and required work.

Review title, encumbrances, cadastral records, permitted use, floor-area documents, the price threshold and payment evidence. For a special route, verify the change-of-use conditions or protected-building status and the required restoration work.

Keep the property price separate from government charges, legal and notarial costs, registration and construction costs. Rental income depends on the asset and lease; it is not a guarantee of residence approval or renewal.

• Identify the route and threshold before signing or paying a deposit.
• Have local specialists check title, cadastre, permitted use, area and permits.
• Request a complete budget for the purchase, registration and required work.
• Assess rental use separately from immigration eligibility.

The Greek government has proposed raising the base transfer-tax rate from 3% to 15% for residential purchases by certain non-EU and non-EEA buyers (from 3.09% to 15.45% including the municipal surcharge). The announced measure excludes commercial premises and land, and does not apply to every foreign buyer. The Finance Ministry said transactions already under way would have until 1 July 2027 to complete. If you are considering a property, start checking eligibility, taxes and the timetable now rather than at the point of completion. The final law and transitional conditions still need to be checked; paying a deposit alone does not secure the current rate.

The investor permit is valid for five years and may be renewed if its requirements continue to be met. The official MITOS registry says that selling the qualifying property while the permit is valid results in revocation of the seller's permit. Liquidity and exit planning therefore matter before purchase.

Our Greece Golden Visa guide explains the application and documents. The programme page provides a route to a case-specific property and family budget review.