Looking for a Greek home that unlocks EU residency? The golden visa could be your route in – but location now matters more than ever. Here’s where to buy to keep your costs down, protect your dream and secure a flexible European base.
The Greek golden visa is still one of the easiest and most flexible ways to secure EU residency – but recent rule changes mean your dream location could now come with a higher price tag. If you’re hoping to combine lifestyle freedom, long-term family security and a smart property investment, this article will help you focus your search in the right places.
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Contents
- How the Greek golden visa works
- Understanding the new investment thresholds
- Best places to buy under €400,000
- Can you still buy in Attica, Thessaloniki or Mykonos?
- Where the €250,000 golden visa still applies
- Why expert advice matters more than ever
How the Greek golden visa works
The golden visa is a residency-by-investment scheme that grants non-EU citizens the right to live in Greece in exchange for an approved investment – such as property.
It’s flexible, fast (usually two to four months), and covers your spouse, children under 21 and even parents. You don’t need to live in Greece to maintain your residency and you’ll gain visa-free travel across the Schengen Area.
Understanding the new investment thresholds
As of 2024, Greece changed the golden visa rules depending on location:
| Location type | Minimum property investment | Notes |
|---|---|---|
| Attica, Thessaloniki, Santorini, Mykonos or any island with over 3,100 residents | €800,000 | Includes central Athens and most large islands |
| All other areas of Greece | €400,000 | Applies to many mainland and lesser-known island areas |
| Restoration or development projects (in approved zones) | €250,000 | Must be part of a registered renovation or regeneration scheme |
Unless it’s a restoration or development project, the property must be a single unit of at least 120 square metres. That rules out many small apartments but opens up great opportunities in lesser-known destinations with more affordable homes and spacious living.
Best places to buy under €400,000
Buying a house in Nafplio for less than €400,000 can still get you a golden visa
If your budget is €400,000 and you want maximum value for your golden visa, you’ll want to look outside the most expensive zones.
Some excellent golden visa-friendly locations include:
Inland Greece and Epirus
If you’re less concerned with beach life and more interested in mountain villages, ancient ruins and traditional living, inland Greece offers golden visa eligibility and bargain prices. Arta, Ioannina and the surrounds also offer exceptional value.
Thessaly – Volos and Mount Pelion
For buyers who want coastal access and mountain charm, the region around Volos in Thessaly is a fantastic option under the €400,000 threshold. The seaside city of Volos offers modern amenities, a lively promenade and regular ferry links to the Sporades islands. Just a short drive inland, the villages of Mount Pelion deliver traditional architecture, forested hiking trails and year-round charm.
The Peloponnese
This mainland region offers everything from Venetian port towns like Nafplio to beach resorts such as Gythio or Stoupa. You’ll find modern villas and renovated farmhouses well within golden visa limits – with year-round life and lower property taxes too.
Can you still buy in Attica, Thessaloniki, Santorini or Mykonos?
Yes – but you’ll need to meet the higher €800,000 investment threshold. If your heart is set on central Athens with its strong rental market, the cultural buzz of Thessaloniki or the global glamour of Santorini and Mykonos, the golden visa can still work for you.
While these areas are among the most expensive in Greece, they offer serious long-term potential – from capital appreciation to international rental demand and a lifestyle that’s hard to beat. Just be sure the property meets the minimum size and usage criteria and speak to an advisor who can guide you through the premium market with confidence.
Where the €250,000 golden visa still applies
In specific cases, you can still qualify with a €250,000 property – but it must be tied to a restoration or redevelopment project in an approved area.
While these are more niche, they’re ideal if you want to:
- Renovate a heritage property in a traditional village
- Convert an old hotel, shop or other commercial building into a residential property
Your best bet is to work with a visa advisor who knows where these exceptions apply and which types of properties qualify.
Why expert advice matters more than ever
If you’re planning to apply for the golden visa, it’s not just about meeting the investment threshold – how you use the property matters too. Homes bought under the scheme can’t be rented out as short-term lets like Airbnb, and if you’re converting a commercial space into a residence, you won’t be allowed to register it as a company base. Breaching these rules can lead to a €50,000 fine and even the loss of your residency status – so it’s essential to get trusted legal advice from the outset.
Golden visa eligibility also now hinges heavily on location. Before you fall in love with a villa or commit to a renovation, you’ll want to be sure the property ticks all the right boxes.
An experienced advisor can:
- Help you find eligible properties under €400K or €250K
- Connect you with developers of restoration projects
- Navigate the legal and tax paperwork
- Liaise with Greek-speaking notaries, banks and estate agents
Conclusion
Location now matters more than ever when applying for a golden visa in Greece. By focusing on eligible zones and working with trusted experts, you can unlock flexible EU residency through the lifestyle investment of your dreams. Explore your options with our free golden visa guide and expert support.
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