The €400K Greece Golden Visa is a mid-tier residency-by-investment pathway requiring a minimum €400,000 investment in residential real estate located in eligible non-prime regions. It offers a 5-year renewable Greek residence permit to investors and their families with no minimum stay period and access to the Schengen area.
The investment should be in a single property of at least 120 sqm, and with specific rules, such as prohibiting short-term rentals. Leasing may be done for the long term however, allowing the generation of income.
Positionally, the €400K tier offers a balanced entry point for Real Estate in Greece—combining capital efficiency, regulatory clarity, and stable rental yield potential within Greece’s supply-constrained housing market, making it suitable for investors seeking EU residency with functional residential assets.
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The €400K Greece Golden Visa is a middle-class visa that permits non-EU investors to acquire a 5-year renewable residency permit, under the standard residential real estate purchase, within selected areas (zone 2).
Core structure:
This tier is mostly for the less-populated islands and secondary cities, and is generally not in the pressure areas with high demand (€800K) such as central Athens or Mykonos.
An investment perspective, the €400K path focuses on value-oriented regional markets, with lower entry prices, compliance (single-unit rule), and consistent use cases for renting in the limited housing market in Greece.
Greece Golden Visa is a €400K scheme that allows a balanced approach to acquiring EU citizenship through direct residential ownership and stable rental income. You get structured advice, conforming property sourcing, and end-to-end visa execution.
Whether it's asset selection, residency approval or everything in between, APIL provides for a streamlined, risk-managed investment that is aligned to long term returns and regulatory clarity.
| Fee / Tax | Cost |
| Property Transfer Tax | 3.09% of property value |
| Land Registry Registration Fee | 0.6% of property value |
| Notary Fee | ~1.5% of property value + VAT |
| Private Health Insurance | From €150 per person |
| Document Translation | From €150 |
| Immigration Fee (Main Applicant) | €2,000 |
| Immigration Fee (Family Member 18+) | €150 per person |
| Residence Card Issuance | €16 per person |
Key Structuring Insight:
The Golden Visa has been recently restructured in Greece with a hierarchical geographical investment approach, directly connecting the amounts of investment to the demand, liquidity, and housing pressure of the area.
The best areas for Greece Golden Visa Properties from €400,000 include Crete, Rhodes, Corfu, and the Peloponnese, along with secondary mainland cities. These areas are not in prime €800K areas and have less price-to-yield balance, no long-term demand for their rent, and better entry pricing.
While saturated markets such as Properties for sale in Athens or Mykonos provide practical assets for sale, these locations offer a practical and useful asset for investing in residency with consistent income and value, which is the ideal choice.
| Tier | Minimum Investment | Location Type | Key Markets |
| €800K | High-demand zones | Prime urban & island markets | Athens, Thessaloniki, Mykonos, Santorini |
| €400K | Mid-demand zones | Regional mainland & secondary islands | Crete, Rhodes, Peloponnese |
| €250K | Special category | Conversion & restoration assets | Nationwide (project-based) |
The €400K tier applies to non-prime, lower-density regions, including:
Representative €400K markets:
From a market perspective, €400K zones offer a superior price-to-yield ratio compared to saturated €800K prime locations. These regions benefit from:
This makes the €400K tier a capital-efficient allocation strategy for investors prioritizing residency + income stability, rather than purely lifestyle-driven prime asset exposure.
To qualify under the €400K Greece Golden Visa tier, the investment must meet strict property compliance and legal eligibility criteria defined by the 2024–2026 regulatory framework.
Initial assessment of investor profile, objectives, and qualifications under the €400K tier.
Identify compliant residential property aligned with zoning, budget, and 120 sqm requirement.
Verify title, permits, zoning compliance, and ensure asset meets Golden Visa regulations.
Obtain AFM (tax number) and issue power of attorney (if required) for transaction execution.
Execute purchase and complete full payment of the €400,000 property.
Compile documentation and submit the residence permit application.
Provide biometrics in Greece; authorities review legal and investment compliance.
Receive 5-year renewable residence permit upon approval.
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It's the most institutionally compatible path for investors that want to focus on residential + stable yields + rational entry price with the €400K tier being the “core residential allocation” in Greece's Golden Visa scheme.
As an institutional real estate investor, the €400K Greece Golden Visa level is the sweet spot between investment in high-entry prime areas and low-conversion assets.
€250K Greece Golden Visa applies to the bottom end, namely commercial-to-residential conversion or to the restoration of a listed building. It provides reduced capital risk but is subject to execution risk, project risk, and less standardized assets, and hence is less liquid and more complex to operate.
The €400K tier is the most balanced option, providing direct ownership of standard residential property in regional markets. It offers moderate capital investment, moderate income stability (3% – 5% rent), and greater exit liquidity which makes it the most practical option for investors looking for residency with income stability.
The high-demand areas offering luxury properties for sale in Greece (Athens, Thessaloniki, Mykonos and Santorini) are eligible for the €800K Greece Golden Visa. It provides access to the best real estate, but demands a higher level of capital that cannot be understood as being as efficient at yielding returns as real estate with a rental basis.
| Factor | €250K | €400K | €800K |
| Asset Type | Conversion | Residential | Prime residential |
| Property Count | Multiple allowed | Single unit only | Single unit |
| Min Size | Flexible | 120 sqm | 120 sqm |
| Location | Limited | Secondary markets | Prime cities |
| Liquidity | Medium | High | High |
| Entry Barrier | Low | Balanced | High |
1. Location Selection Risk
There's no such thing as a standard secondary market; the level of demand, tenant mix and absorption rates differ by micro-location. The wrong area can result in higher vacancy rates and sluggish resale interest.
2. Rental Strategy Limitation
The framework bans short-term rentals and therefore eliminates the upside of high-yield tourism. Long-term leasing is only offered as a return, which is focused on stability rather than the highest amount of income.
3. Asset Size Constraint
The minimum size of 120 sqm cuts down on the investable inventory. This will limit asset choice and can lead to higher acquisition costs, particularly in areas of supply constraint.
4. Liquidity Variability
The exit performance is dependent on the location. Consequently, markets may take longer to resell than prime markets, and liquidity can be more volatile and react more strongly to local demand cycles.
Best suited for:
Not ideal for:
The €400K Greece Golden Visa schemes provide a well-balanced alternative to EU residency through direct residential property ownership and a steady income from renting it out. APIL Properties offers the best Greece Golden Visa Services to investors, including structured advisory, property sourcing in compliance and end-to-end visa execution.
Whether selecting assets or obtaining approvals, APIL ensures the investment process is smooth, risk-managed and optimised for long-term returns and regulatory clarity. Ready to Buy Property for €400K Greece Golden Visa with APIL - connect with us!
Yes. The €400K Greece Golden Visa grants a 5-year renewable residence permit when you purchase a single residential property (minimum 120 sqm) in eligible non-prime regions. It includes family members, requires no minimum stay, and allows long-term rental income (short-term rentals are prohibited).
Only standard residential real estate qualifies. The asset must be a single property (no portfolio), at least 120 sqm, fully paid, and legally registered. Conversion or restoration projects fall under the €250K category, not the €400K tier.
Eligible areas include regional mainland cities and secondary islands such as Crete, Rhodes, Corfu, and the Peloponnese. Prime zones like Athens center and Mykonos fall under the €800K tier. See also: Properties for sale in Greece and Athens (area guide).
No. Short-term rentals (e.g., Airbnb) are prohibited under this tier. Investors can lease the property on long-term contracts, which typically generate stable rental yields of around 3%–5% annually.
The residence permit is issued for 5 years and is renewable indefinitely, provided the investment is maintained. There is no minimum stay requirement to keep the residency active.
Yes. The main applicant can include spouse, unmarried children up to 21 years old, and parents of both spouses. All included members receive residence permits linked to the primary investment.
€250K applies to conversion/restoration projects, €400K covers standard residential property in regional markets, and €800K targets prime locations like Athens and Mykonos. The €400K tier offers the best balance between capital efficiency, liquidity, and rental stability.
Yes. The €400,000 investment must be fully completed before submitting the residence permit application. Proof of payment, title registration, and legal compliance are mandatory.
Typical long-term rental yields range between 3% and 5%, driven by local housing demand rather than tourism. Returns are stable but not optimized for high-yield short-term rental strategies.
No. The residence permit is tied to maintaining the qualifying investment. If the property is sold, the Golden Visa becomes invalid unless you reinvest in another eligible asset meeting the same criteria.
No, central Athens is classified as a high-demand zone under the €800K tier. However, some peripheral or non-prime areas may fall outside this classification. For prime city investments, see Properties for sale in Athens.
The full process typically takes 6–9 months, including property acquisition, documentation, biometrics, and government approval. Initial steps like tax number issuance and due diligence can be completed within weeks.
Yes. Greek real estate acquired under the Golden Visa can be inherited. Heirs must follow Greek inheritance laws, complete legal registration, and pay applicable taxes to transfer ownership formally.
It suits investors seeking direct residential ownership, stable rental income, and EU residency without overpaying for prime markets. It is not ideal for Airbnb-focused investors or those targeting luxury capital appreciation.
Non-EU investors can obtain the €400K Greece Golden Visa by purchasing a compliant residential property (typically a single unit of at least 120 sqm) in an eligible region. The process includes obtaining a Greek tax number, completing the investment, submitting the residence permit application, and providing biometrics. Upon approval, a 5-year renewable residency is granted with no minimum stay requirement.
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Adil Raza Khan is a Dubai luxury real estate expert with over 13 years of experience in the UAE property market. He is the Chairman of APIL Properties.
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Try the Investment FinderThe €400K Greece Golden Visa is a mid-tier residency-by-investment pathway requiring a minimum €400,000 investment in residential real estate located in eligible non-prime regions. It offers a 5-year renewable Greek residence permit to investors and their families with no minimum stay period and access to the Schengen area.
The investment should be in a single property of at least 120 sqm, and with specific rules, such as prohibiting short-term rentals. Leasing may be done for the long term however, allowing the generation of income.
Positionally, the €400K tier offers a balanced entry point for Real Estate in Greece—combining capital efficiency, regulatory clarity, and stable rental yield potential within Greece’s supply-constrained housing market, making it suitable for investors seeking EU residency with functional residential assets.
The €250K Greece Golden Visa is a residency-by-investment scheme that provides non-EU investors with a 5-year, renewable residence visa in Greece for an investment of at least €250,000. This threshold is now generally used for certain types of real estate in greece (commercial-to-residential conversion or listed-building restoration).
Investors are allowed to include family members, there is no minimum residency period, and visa-free entry to the Schengen Zone. It is an asset investment as well as a place to live, and can be used to earn rental income or to make long-term capital gains. It remains one of Europe’s lowest-cost entry points into EU residency with structured investment exposure.
Modon & ADIB have introduced Abu Dhabi’s First Off-Plan Financing through a partnership, allowing eligible buyers to secure up to 75% financing during the construction phase of a Modon off-plan property.
This marks a structural shift in a market historically dominated by cash transactions, where financing was typically only available after project completion. The new model enables buyers to enter off-plan developments with significantly lower upfront capital, combining a 15% payment during construction and 5–10% at handover, while ADIB (Abu Dhabi Islamic Bank) funds the remaining portion throughout the development lifecycle. The solution is exclusively available for future Modon projects, giving the developer a distinct competitive advantage in upcoming launches.
From a market perspective, this framework expands accessibility, improves capital efficiency for investors, and introduces institutional risk-sharing into early-stage real estate transactions. For Abu Dhabi’s off-plan segment—which already accounts for the majority of residential sales value—this financing structure is expected to increase buyer participation, accelerate absorption rates, and strengthen overall market liquidity.
