Looking for a Greek property 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.
Greece’s golden visa remains an option for non-EU buyers looking to secure residency through property investment. However, the amount you’ll need to spend now depends on where you buy and the type of property you choose. 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.
Where can you buy property in Greece to qualify for a golden visa? In most of mainland Greece, you can qualify for a golden visa with a property investment of at least €400,000. In Attica, Thessaloniki and larger or more popular islands, the minimum rises to €800,000. Certain commercial-to-residential conversions and listed buildings requiring restoration can still qualify for €250,000, regardless of location.
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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, though non-property routes also exist.
It’s flexible, too. The scheme can cover your spouse or qualifying partner, dependent children and the parents of both spouses, subject to eligibility requirements. Children can generally be included up to age 21, with provisions allowing some family members to retain residency until 24. You don’t need to live in Greece to maintain your golden visa, and your residence permit allows you to travel to other Schengen countries for up to 90 days in any 180-day period.
As a Greek residence permit holder, you’re also exempt from the EU’s Entry/Exit System (EES), which became fully operational in April 2026. You won’t need an ETIAS travel authorisation while travelling with a valid Greek residence permit either, although you’ll still need to carry your passport and residence permit when crossing borders.
One thing to factor in is the processing time. This can vary depending on where you apply and how quickly the authorities deal with your application, so allow plenty of time rather than relying on a fixed estimate. While your application is being processed, you’ll receive a Blue Certificate confirming your right to remain legally in Greece. However, this doesn’t give you the same travel rights as a residence permit, so check the rules before planning trips outside Greece.
Understanding the new investment thresholds
As of 2024, Greece changed the golden visa rules depending on location:
| Location or property type | Minimum property investment | Notes |
|---|---|---|
| Attica, the Thessaloniki regional unit, Santorini, Mykonos and islands with populations above 3,100 | €800,000 | Includes Athens and many popular Greek islands |
| All other areas of Greece | €400,000 | Applies to much of mainland Greece and smaller islands |
| Qualifying commercial-to-residential conversions | €250,000 | The change of use must be completed before applying |
| Qualifying listed buildings requiring restoration | €250,000 | Restoration obligations apply, including conditions for renewal |
For the standard €400,000 and €800,000 routes, the investment must generally be in a single property with at least 120 square metres of main-use space. Balconies, parking spaces and storage rooms don’t count towards this minimum. That rules out many smaller apartments, but there are opportunities to find larger homes in less expensive parts of Greece. The €250,000 exceptions don’t have the same minimum floor-area requirement, although they come with their own conditions.
It’s also worth knowing that the €250,000 conversion route is a one-time qualification. Once a commercial property has been converted to residential use and used to secure a golden visa, any subsequent non-EU buyer will need to meet the standard threshold for that zone.
Best places to buy for the €400,000 golden visa
If you’re hoping to qualify for Greece’s golden visa without spending €800,000, there are plenty of places worth exploring. Across much of mainland Greece, the minimum property investment is €400,000, provided the home meets the scheme’s other requirements.
Regions such as Epirus, Thessaly and the Peloponnese offer opportunities to buy larger homes, with more space for your money than you might find in Athens or on the most popular islands.
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 Greek life, inland Greece is worth considering. Around Arta and Ioannina, you may find larger properties for your €400,000 investment than in the country’s more popular coastal destinations. Just make sure the property meets the golden visa’s minimum size and investment requirements.
Thessaly – Volos and Mount Pelion
For buyers who want coastal access and mountain scenery, the region around Volos in Thessaly is worth exploring for a €400,000 golden visa investment. The seaside city of Volos has modern amenities, a lively promenade and ferry links to the Sporades islands. Just a short drive away, the villages of Mount Pelion offer traditional stone houses, forested hiking trails and easy access to the coast.
The Peloponnese
The Peloponnese has plenty to offer, including the historic port town of Nafplio and coastal destinations such as Gythio and Stoupa. It’s worth exploring if you’re looking for a larger home that meets the €400,000 golden visa threshold, particularly away from the busiest coastal areas. Many towns also have year-round communities, making the region appealing if you’re planning to spend extended periods in Greece.
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.
These are some of Greece’s most sought-after property markets, particularly among international buyers. However, higher purchase prices don’t necessarily guarantee stronger returns, and short-term holiday letting is prohibited for properties acquired through the golden visa scheme. Before committing, check that the property meets the minimum size and usage requirements and speak to an independent legal advisor about your options.
Where the €250,000 golden visa still applies
You can still qualify for Greece’s golden visa with a property investment of €250,000, but only in specific circumstances. These include converting a qualifying non-residential building into a home or purchasing an officially listed building that requires restoration. Unlike the standard property investment routes, these exceptions can apply across Greece and don’t require a minimum floor area of 120 square metres.
These routes could be worth exploring if you’re interested in:
- Restoring an officially listed building, provided it meets the scheme’s requirements
- Converting a qualifying commercial property, such as a shop or office, into residential accommodation
Bear in mind that an ordinary property in need of renovation won’t automatically qualify. Commercial-to-residential conversions must be completed before the golden visa application, while listed buildings come with restoration obligations that can affect permit renewal.
Your best bet is to work with a visa advisor who knows where these exceptions apply and which types of properties qualify.
Speak to a Greece property expert
Why expert advice matters more than ever
If you’re applying for Greece’s golden visa, it’s not just the purchase price that matters – how you use the property is important too. Short-term holiday lets through platforms such as Airbnb are prohibited, although qualifying long-term rentals are generally permitted. Properties converted from commercial to residential use also cannot be used as a company’s registered headquarters or branch.
Breaking these rules can result in a €50,000 fine and the loss of your residence permit. For listed buildings purchased through the €250,000 restoration route, failing to complete the required restoration or selling before completion can carry penalties of €150,000. That’s why getting independent legal advice before committing to a purchase is so important.
An April 2026 government circular clarified several aspects of the golden visa rules, including how property size is calculated and the conditions for commercial-to-residential conversions. It also confirmed that the €250,000 conversion exception can only be used once for a particular property. If that property is subsequently sold, a new non-EU buyer generally cannot use the same conversion to qualify for another golden visa at the reduced threshold.
Golden visa eligibility hinges heavily on location, and the rules have enough nuance that getting specialist advice early is well worth it. An experienced advisor can:
- Help you find properties that meet the €400,000 threshold or qualify for one of the €250,000 exceptions
- Connect you with developers of restoration projects
- Navigate the legal and tax paperwork
- Liaise with Greek-speaking notaries, banks and estate agents
Conclusion
Where you buy in Greece can make a big difference to your golden visa budget. In much of the country, qualifying properties start at €400,000, while certain conversions and listed buildings can still qualify at €250,000. Before starting your property search, speak to an independent Greek legal advisor to make sure you understand the requirements. You can also explore your options with our free golden visa guide.
FAQs
Yes, but only in specific circumstances. The €250,000 threshold applies to qualifying commercial-to-residential conversions and listed buildings requiring restoration. An ordinary residential property purchased for €250,000 won’t qualify.
The standard minimum investment is €400,000 across much of mainland Greece, including the Peloponnese, Epirus and Thessaly. These regions are worth exploring if you want more space for your money. However, the property must meet the scheme’s eligibility requirements, including the minimum floor area of 120 square metres.
Yes, long-term rentals are generally permitted, but short-term holiday lets through platforms such as Airbnb are prohibited. Breaking these rules can result in a €50,000 fine and the loss of your residence permit.
No. Greece doesn’t impose a minimum stay requirement for maintaining a golden visa. Residence permits are generally valid for five years and can be renewed as long as you continue to meet the scheme’s conditions.
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