€800,000 Greece Golden Visa: Prime Real Estate Residency Route

The Greece Golden Visa is valid for prime, high-demand areas such as the Attica region (Athens), Thessaloniki, Mykonos, Santorini, Glyfada and other densely populated islands.

Greece Golden Visa €800K Requirements

To qualify under the €800,000 threshold, investors must:

1. Invest a minimum of €800,000 in real estate
2. Purchase a single property (no portfolio aggregation)
3. Target high-demand, high-density locations
4. Ensure the property meets minimum size requirements (typically ~120 sqm)

Alternative Greece Golden Visa Options

1. €400,000 Greece Golden Visa – Applicable in secondary and regional markets, offering a balanced strategy between affordability and location quality.
2. €250,000 Greece Golden Visa – Limited to conversion or restoration projects, typically older buildings redeveloped into residential units, with lower entry cost and yield-focused positioning.

Greece has designed its property eligibility at €800K to be a controlled and single asset residential type, with limited use requirements. It's no longer a portfolio play in favor of flexibility—it is a housing policy investment and rules of compliance.

1) Property Type: Residential-Only (Core Rule)

1. Purchase of €800K+ property in prime locations like Attica, Thessaloniki, Mykonos, Santorini, or islands with over 3,100 residents.
2. qualification is primarily restricted to residential real estate.
3. Commercial assets, mixed-use arbitrage, or hospitality conversions are not the core pathway at this tier.

2) Single Asset Requirement (No Portfolio Structuring)

1. The investment must be executed in one qualifying property unit
2. Minimum size requirement: ~120 sqm
3. Splitting capital across multiple smaller units does not qualify

3) Short-Term Rental Ban (Major Yield Constraint)

1. Airbnb / short-term letting is prohibited for Golden Visa properties
2. Applies across tiers including €800K
3. Violations can trigger fines + residency revocation

4) Long-Term Rental: Allowed (Primary Income Channel)

1. Long-term leasing is permitted (typically 30+ day contracts)
2. Income model shifts to:
3. Stable tenancy
4. Lower volatility
5. Lower gross yields vs Airbnb

5) Why These Rules Exist (Simple Explanation)

1. The government wants more homes for residents, not just investors
2. It is trying to stop Airbnb-style short-term rentals from reducing housing supply
3. The goal is to keep property prices and rents more stable in prime cities

In simple terms: You’re allowed to invest—but you can’t treat the property like a hotel business. It must function as a real home in the local housing market, not a short-term rental asset.

The process is a property-led residency workflow—you secure a compliant €800K asset first, then activate the residency application.

1) Property Selection (Compliance Check)

Identify a qualifying residential property in an €800K zone

Must meet:

1. Single asset rule
2. Minimum size (~120 sqm)
3. Usage compliance (no short-term rental)

Outcome: Asset pre-approved for visa eligibility

2) Legal Due Diligence & Reservation

1. Appoint a Greek lawyer
2. Conduct: Title verification, Ownership check, Urban planning compliance
3. Sign reservation agreement and pay initial deposit

Outcome: Property legally secured

3) Tax Number (AFM) & Bank Setup

1. Obtain Greek Tax Number (AFM)
2. Open local bank account (if required)

Outcome: Investor becomes financially registered in Greece

4) Purchase Completion (Full Payment)

1. Execute final contract before notary
2. Transfer full €800,000 investment amount
3. Register property with land registry

Outcome: Ownership officially transferred

5) Golden Visa Application Submission

1. Submit application with:
2. Property documents
3. Biometrics
4. Insurance + legal files

Outcome: Application enters processing

6) Biometrics & Temporary Permit

1. Visit Greece for fingerprint submission
2. Receive temporary residence certificate

Outcome: Legal stay + Schengen access begins

7) Final Approval & Residence Card

1. Processing timeline: typically 6–9 months
2. Receive 5-year residence permit card

Outcome: Full Golden Visa status activated

1. Valid international passport (for all applicants)
2. Four passport-size photos (for each applicant)
3. Proof of €800,000 property investment (title deed or purchase agreement)
4. Proof of legal entry into Greece
5. Criminal record clearance from country of residence
6. Greek Tax Identification Number (TIN)
7. Health insurance from a Greek provider (for all applicants)
8. Marriage certificate (if applicable)
9. Birth certificates (if applicable)

Note: Costs may vary slightly based on property type, location, and legal structuring.

At the €800,000 investment level, rental usage is regulated, directly shaping how income can be generated from the asset.

1. Long-term rentals are allowed, forming the primary income strategy
2. Short-term rentals (Airbnb-style) are restricted in most high-demand zones

This structure shifts the investment toward:

1. Stable and predictable rental income through tenant-based leasing
2. Lower operational complexity, with no short-term guest turnover
3. Reduced regulatory risk, aligned with government housing policies

Investment Outcome: Returns in prime €800K locations typically fall within a moderate yield range, driven by asset quality and location strength rather than aggressive short-term rental income.

At the €800,000 level, the residency advantages remain uniform across all investment tiers, with no reduction in benefits despite the higher entry threshold.

1. 5-year renewable residence permit, linked to property ownership
2. Visa-free travel across the Schengen Zone
3. Family inclusion, covering spouse, children, and eligible dependents
4. No minimum stay requirement, allowing full flexibility of residence

Limitations:

1. No automatic right to work in Greece
2. Citizenship requires: 7 years physical residence + Language and integration compliance

Investor lens: This is a mobility and residency tool, not immediate relocation citizenship.

If you’re planning to get a Greece Golden Visa through property investment, here’s what these numbers actually mean in simple terms:

How Much Money Can You Earn from Greece Golden Visa €800K Property Investment?

When you buy property in Greece:

1. You can earn around 3% to 6% per year from rent
2. Example: If you invest €800,000, you may earn roughly €24,000 to €48,000 annually

- minimum returns (3%) = luxury homes in prime areas

- Higher returns upto (5–6%) = properties with strong rental demand

Why Do These Properties Get Rented?

Your property stays occupied because:

1. Many foreign investors and expats want to live in Greece
2. Greece is a top tourist destination, so short and mid-term stays are always in demand
3. Cities like Athens are improving, attracting more residents

Property Price Growth (Capital Appreciation)

Property prices in Greece tend to grow gradually, not rapidly:

1. Properties in Athens: Development and infrastructure upgrades support long-term price increases
2. Islands (Mykonos, Santorini): Limited supply keeps property values stable and rising over time

What This Means for You as an Investor?

The €800K Golden Visa option is not designed for quick profits.

It is best suited for:

1. Investing in a high-quality, stable asset
2. Earning consistent rental income
3. Benefiting from long-term property value growth

This investment works well if your objective is:

1. Securing greek residency
2. Holding a low-risk real estate asset
3. Generating steady income with gradual appreciation

This route is best suited for:

1. High-net-worth individuals seeking prime EU real estate exposure
2. Investors prioritizing capital security over yield
3. Buyers targeting globally recognized locations
4. Long-term holders with a low-risk investment mandate

It is not designed for:

1. Entry-level investors
2. High-yield or short-term rental strategies
3. Portfolio diversification through multiple assets

The €800K Greece Golden Visa is valid for Greek residency based on real estate investments in prime, high-demand areas. It covers family eligibility, visa-free Schengen travel, no stay requirement and a 5-year validity visa. Investors enjoy asset-backed security, rental income and long-term capital growth in a secure European market.

1. Your Entire Family in One Investment: One application for spouse, unmarried children (up to 21) and parents—efficient for long-term family planning.
2. Pre-arranged 5-Year Renewable Residency: Residence permit valid for 5 years and renewable, as long as the investment is kept.
3. No Relocation Requirement: Does not require them to reside in Greece—holds Greek residency but not their base.
4. EU Lifestyle: Access to Greece's healthcare, education, and highliving standards without relocation.
5. Invest in Prime Real Estate Locations (€800K Tier): Access high-demand areas such as Athens, which benefits from more solid fundamentals and thus from long-term value.
6. Visa Free Travel in Europe: No visa is required for travel to 29 Schengen areas for business or personal travel.
7. Rental Income + Capital Growth: Get possible rental income (3-5%) plus possible capital growth in key locations.
8. Optimize Global Tax Exposure – If Eligible: Make use of Greece's Non-Dom regime for simplified taxation of foreign income.
9. Enhance Financial Access in Europe: Improved access to banking services and to the European financial system.
10. Obtain a Stable EU Residency Position: Invest in a secure, legally sound, and investor-friendly European framework.

Getting a Greece Golden Visa is not just about the investment amount; it's about the right asset and the right income plan.

APIL Properties' Greece Golden Visa services and integrated real estate services in Greece guarantee that investors get compliant, profitable assets that align with long-term value.

This is not just residency—it's a real estate investment that is stable and performance-driven. Buy property in Greece for €800K Golden Visa with APIL Properties!

What is the €800,000 Greece Golden Visa?

The €800,000 Greece Golden Visa is a premium residency-by-investment program where an investor acquires high-value residential real estate in prime locations to obtain a renewable residence permit along with Schengen mobility and family inclusion rights.

Who should consider the Greece Golden Visa €800,000 Investment?

This option is best suited for high-net-worth individuals who prioritize capital preservation, prime location exposure, and long-term asset appreciation rather than short-term rental yield or low entry cost strategies.

What type of property qualifies for the Greece Golden Visa €800K?

The investment must be made in a single residential property located in a high-demand zone such as Athens or a major island, typically meeting a minimum size threshold of around 120 square meters and complying with residential-use regulations.

Can I buy multiple properties to reach €800,000?

The €800K category does not allow aggregation across multiple properties, meaning the full investment amount must be allocated to a single qualifying real estate asset to meet eligibility requirements.

Is rental income allowed under this visa?

Rental income is permitted only through long-term leasing structures, while short-term rental models such as Airbnb are restricted, positioning the asset for stable but comparatively lower-yield income generation.

Can I use the property for personal residence?

The investor has full flexibility to either occupy the property as a personal residence or lease it on a long-term basis, making it suitable for both lifestyle use and income generation.

Does the €800K Golden Visa require me to live in Greece?

There is no physical residency requirement attached to this visa, allowing investors to maintain their status without relocating or spending a minimum number of days in Greece.

Can my family be included in the application?

The program allows the inclusion of immediate family members such as a spouse, dependent children, and parents, enabling a consolidated residency solution under a single investment.

What are the key benefits of this visa?

The program provides a renewable residence permit, access to the Schengen Zone for travel, eligibility for healthcare and education systems, and the ability to hold a high-quality real estate asset in a regulated European market.

How is the €800K option different from €250K and €400K visas?

The €800K route is positioned around prime real estate in high-density locations with strict asset requirements. In contrast, the €400K option targets secondary markets and the €250K route is typically linked to redevelopment or conversion projects with a more yield-oriented profile.