Attica and high-demand areas
Applies to Attica (including Athens), Thessaloniki, Mykonos, Santorini and Greek islands with more than 3,100 residents. The investment must generally be in one property with at least 120 m² of main-use space.
Greece Golden Visa · 2026 guide
A clearer route to residency through property.
Understand the current thresholds, property rules, family benefits and purchase process before you invest in Greece.
Information reviewed: 24 July 2026
Current property routes
Which investment threshold applies?
The threshold is determined by both location and the legal character of the property. Eligibility must be confirmed before any reservation or purchase commitment.
Other areas of Greece
Applies to areas outside the €800,000 zone. The investment must generally be in one property with at least 120 m² of main-use space.
Conversion or listed-building route
Available nationwide for a single property converted from commercial or industrial use to residential use, subject to the statutory conditions, or for a listed building requiring full restoration. The 120 m² minimum does not apply to these routes.
Important for Athens buyers
A standard residential purchase in Attica normally falls under the €800,000 route. A €250,000 opportunity must independently satisfy the conversion or listed-building requirements; price alone is not enough.
Residence and flexibility
What the programme offers
Five-year residence
Renewable for further five-year periods while the qualifying investment is maintained.
Family inclusion
Eligible spouse or partner, children and parents may receive linked permits.
No minimum stay
You do not need to live in Greece for a minimum number of days to maintain this permit.
Schengen mobility
Short visits elsewhere in Schengen are generally possible under the 90/180-day rule.
From search to residence card
A coordinated purchase process
VelaProperty focuses on property search and transaction coordination. Legal, immigration, engineering and tax conclusions are provided by the relevant independent professionals.
- 01
Strategy and property brief
We clarify your budget, location, intended use and the Golden Visa route that may fit your objectives.
- 02
AFM, representation and advisers
A Greek tax number is obtained and your independent lawyer, notary, engineer and tax adviser are coordinated. A power of attorney may be used for many steps.
- 03
Property and legal due diligence
Title, liens, planning status, permitted use, technical condition and Golden Visa eligibility are checked before commitment.
- 04
Purchase and registration
The purchase price is paid through legally accepted and traceable methods, the notarial deed is signed, and ownership is registered with the Cadastre.
- 05
Residence application
The application file is submitted with the property, identity, insurance and family documents required for the selected route.
- 06
Biometrics and residence cards
Applicants attend the required biometric appointment in Greece. Cards are issued after the authorities complete their review.
Application preparation
Typical document checklist
The exact file varies by nationality, family structure and investment route. Foreign public documents may require apostille or consular legalisation and an official Greek translation.
✓Valid passport and entry-status documents
✓Application forms and compliant photographs
✓Greek health-insurance coverage
✓Notarial purchase deed and payment evidence
✓Cadastre registration and property certificates
✓Marriage, birth and family-status records
✓Fee receipts and biometric-card charge
✓Route-specific engineer or restoration evidence
Investor questions
Golden Visa FAQ
How long is the permit valid?+
The investor residence permit is issued for five years and may be renewed in further five-year periods while the qualifying investment and legal conditions are maintained.
Is there a minimum stay requirement?+
There is no minimum stay requirement for maintaining or renewing the property-investor permit. Citizenship is different and requires actual residence plus separate statutory conditions.
Which family members may be included?+
The programme may cover the spouse or recognised partner, unmarried children under 21 and the parents of the investor and spouse, subject to the applicable documentation. Children may have transitional options after age 21; individual advice is essential.
Can a Golden Visa property be rented?+
Long-term rental is generally possible. Properties acquired under the current rules may not be used for short-term sharing-economy rentals or subletting. A short-term rental is generally a stay of less than 60 days under the relevant rules.
Does the permit allow employment in Greece?+
The property-investor permit does not itself grant access to salaried employment. Business ownership and management questions should be reviewed separately with a Greek lawyer and tax adviser.
Can I travel in the Schengen Area?+
A valid Greek residence card generally permits short visits in other Schengen countries for up to 90 days in any 180-day period, subject to Schengen entry rules.
Does Golden Visa lead directly to citizenship?+
No. Greek citizenship is a separate naturalisation process. It generally requires years of actual lawful residence, tax residence and integration requirements, including language and civic knowledge.
Can the application be started remotely?+
Many acquisition and filing steps can be handled through a properly drafted power of attorney. Applicants must still attend in Greece when biometrics are required.
What costs exist beyond the purchase price?+
Budget for the applicable property tax treatment, notary and Cadastre charges, lawyer, engineer, translations, insurance, residence-application fees and any renovation. The exact amount depends on the asset and applicant family; obtain a written cost estimate before reserving a property.
What is special about the €250,000 conversion route?+
It is not a general low-price route. The property must meet the statutory conversion or listed-building conditions. For a change-of-use property, conversion to residential use must be completed before the residence application. Listed buildings require full restoration for the first renewal and cannot be transferred before completion.
Property guidance in Athens
Start with the right property and the right questions.
Official sources used for this guide: Ministry of Migration and Asylum – Golden Visa · Official Circular 9/2024 on property-investor permits
This page is general information, not legal, immigration or tax advice. Rules, administrative practice, fees and processing times may change. Obtain written advice from qualified Greek professionals before reserving or purchasing a property.