Identify the ordinary route first
The ministry’s framework sets €800,000 for Attica and the other designated higher-threshold areas, with €400,000 in the remaining regions. The ordinary investment concerns one property; built property is subject to a 120 m² main-space requirement. Ask a lawyer to confirm the exact address, property structure and area calculation. A balcony or storage space should not silently become qualifying main space in your spreadsheet.
A conversion needs legal evidence
The special conversion category has a €250,000 acquisition threshold for one qualifying property whose principal spaces change to residential use. MITOS requires the change of use to be completed after April 5, 2024 and before the residence application; older permits need specific review of subsequent updates or revisions. This category does not carry the ordinary 120 m² minimum. Ask the lawyer and engineer to verify the permits, timing and current certification requirements for the exact unit before paying.
Listed-building restoration is a different category
A qualifying listed-building investment also has a €250,000 acquisition threshold. It involves specific designation and restoration evidence rather than merely an older building. The ministry explains that full restoration or reconstruction matters for the first renewal and that transfer before completion is restricted. Commission a works budget, approvals review and completion plan. The acquisition minimum cannot stand in for the cost of restoration.
Fit the residence plan to the intended use
Golden Visa property use is restricted, including short-term rental restrictions; get advice before adopting a rental model. MITOS also states that investor permits do not grant access to employment. Review the household’s application, health coverage and documents separately from the property. Allow for application examination and biometrics without treating an advertised processing estimate as a guaranteed completion date.
| Property route | Starting threshold | Evidence that matters |
|---|---|---|
| Ordinary purchase in Attica | €800,000 | One property; applicable main-space requirement |
| Ordinary purchase in remaining regions | €400,000 | Exact location and ordinary-route conditions |
| Qualifying residential conversion | €250,000 | Documented completed change of use |
| Qualifying listed-building case | €250,000 | Designation and restoration obligations |
Make it specific to you.
Choose a documented legal category before selecting a property marketed for residence.
Discuss my property and residence brief