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.
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The eligibility of non-EU citizens aged 18+ is based on a minimum investment of €250,000 in a suitable Greek asset, the presentation of legal funds, having health insurance, and undergoing background checks. The program also provides for the spouses, children, and parents to be included, with each of them being eligible for a 5-year renewable residency without any minimum period of stay.
To qualify, the main applicant must follow the Greece Golden Visa Requirements & Eligibility criteria:
Eligibility is only activated if the investor:
Without a compliant investment, no application is accepted.
The program allows a multi-generational inclusion model:
All receive linked residence permits under one application
Authorities assess:
| Category | Minimum Investment | Key Requirements | Property Rules |
| Converted Real Estate | €250,000 | Purchase of residential property converted from commercial use or culturally/historically significant property | Restoration mandatory within 5 years; no minimum size; location anywhere in Greece. Includes modern units in former offices/aparthotels upgraded to energy-efficient residential standards |
| Real Estate in Specific Regions | €400,000 | Purchase in regions such as Halkidiki, Peloponnese, and other designated areas | Single property; minimum 120 sq. m. |
| Real Estate in Premium Locations | €800,000 | Purchase in high-demand markets (Attica, Thessaloniki, Mykonos, Santorini, islands with 3,100+ residents) | Single property; minimum 120 sq. m. |
| 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 |
The €250K threshold applies to special-category real estate - not standard residential purchases. To meet the criteria, the property needs to be part of the government-approved transformation or restoration cluster. This aims to provide housing supply or preservation of heritage.
These categories are based on regulatory requirements and the scope of redevelopment, and eligibility is based on property value changes rather than simply on property value.
Commercial to residential conversion is when an investor buys a non-residential building (such as office, retail or industrial) and legally changes its use to residential. The commercial-to-residential conversion route is an investment opportunity of €250K for projects that are approved and transform commercial buildings into residential buildings.
Examples include office-to-apartment conversions of real estate in Athens, Piraeus, and other urban regeneration areas. Such projects must have been approved with proper permits, be compliant with building regulations, and meet the conditions for receiving the Golden Visa.
Key characteristics:
A listed building restoration is a project that involves investing in historically protected properties, which need to be preserved and refurbished, with specific heritage guidelines. The €250K listed property restoration route is a good way for investors to qualify by restoring officially protected buildings.
The projects can be located in historic sites in Greece, including historic districts of Athens and traditional neighbourhoods. The restoration has to meet the approved preservation standards and the requirements of the Golden Visa.
Key characteristics:
The Greece Golden Visa program is not location-specific, but rather it is based on the project of converting or restoring the property. Best €250K Greece Golden Visa Properties can be found in Athens (Piraeus, Kallithea, central districts), some of the secondary cities, and some projects on islands. Regular housing units are not eligible; it has to be an approved redevelopment asset that meets the €250K requirement.
The categories of Golden Visa in Greece vary depending on the amount of investment, the location of the investment and type of investment property. Prime markets like Athens city centre and popular islands qualify for the €800K tier, while other areas are eligible for the €400K tier, and only commercial-to-residential conversion projects qualify for the €250K tier.
The €800K Greece Golden Visa investment tier applies to high-demand areas of the country, where the market is most liquid. These include selected Properties for sale in Athens, Thessaloniki, Mykonos, Santorini, and other more populous islands.
Typically, investors are looking for one property, at least 120 sqm in size. Personal use and long-term lease are permitted; short-term lease is not permitted.
The 4800K Greece Golden Visa Investment Tier applies to eligible residential properties outside of the “premium zones” where the property value is under €800K. Other locations such as smaller cities, the mainland, selected areas beyond the main cities of Athens, and islands.
Typically, a single property of 120 sqm or more is required for this investment. Short-term rentals are not allowed; owners may live in or rent the property out long-term.
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The €250,000 Greece Golden Visa provides eligible investors with a renewable Greek residence permit through qualifying real estate investment. Remember, benefits of Greece Golden Visa are not limited to just greek residency. The €250K Greece Golden Visa is primarily attractive because it combines European residency, family benefits, Schengen mobility, no minimum stay obligation, and a property-backed investment structure in a single program.
The main attraction of the €250K Greece Golden Visa is that it offers European residence, family benefits, mobility with the Schengen visa, no minimum stay requirements and a property-based investment scheme in a single program.
The main advantage of the €250K Greece Golden Visa is the ability to secure a residence permit in Greece through the investment of property that falls under the following categories: approved commercial-to-residential conversion projects, or listed building restoration projects. These routes offer a different category of investments that allows investors to become residents of Greece with less investment than standard property investments.
The investors are issued a residence permit that renews every year, provided that the investment is kept and the requirements of the program are fulfilled. The permit does not necessarily mean that investors have to move to Greece on a permanent basis and offers long-term residency flexibility.
Golden Visa holders enjoy easier mobility across many of the European countries, as they are granted a visa for short stays within the 29 Schengen Areas for business, leisure or family purposes.
The program offers the possibility to include eligible family members in the residence application, thus also benefiting investors' immediate family.
Flexibility is one of the best aspects of the Greece Golden Visa. However, in order to keep the residence permit an investor does not need to reside in Greece for a minimum number of days, he/she may retain his/her primary residence in another country while being resident in Greece.
The €250K scheme is a mixture of residency planning and real estate ownership. Investors can participate in the property market in Greece, and also enjoy a property that could be rented out, have tourist appeal, and hold potential for long term capital appreciation, depending on market conditions.
The Golden Visa does not confer citizenship, but if the investor subsequently fulfills the naturalisation conditions in Greece (residence, integration, etc.), he or she could be eligible for citizenship
By offering the opportunity to live long-term in Greece, explore business prospects, enjoy local services, and experience the Mediterranean lifestyle.
The application procedure for the €250K Greece Golden Visa Real Estate includes choosing the investment path, legal and property verification, tax and documentation requirements, and the submission of an application for a residence permit to the Greek authorities. Investors will get their residence permit in Greece upon approval and after the biometrics process.
Investors wishing to invest €250,000 in Greece for a Golden Visa should first check the eligibility of the property, legal status, investment location, ownership structure, costs, and the potential return. A key element is the need for due diligence since not all €250K properties will qualify; what is also important is that the investment must comply with the requirements of Greece's Golden Visa.
The €250,000 threshold applies mainly to specific qualifying categories, such as:
Investors should confirm that the property is officially eligible before signing any purchase agreement.
Greece has different Golden Visa investment thresholds depending on location and property type. Investors should check:
A property marketed as “Golden Visa eligible” should always be verified through official documentation.
A Greek lawyer should review:
This protects investors from purchasing assets with hidden legal issues.
The €250,000 investment amount usually covers the property value, but investors should budget separately for:
These additional expenses can significantly affect the total capital requirement.
Investors should analyse:
A Golden Visa property should be evaluated as a real estate investment, not only as a residency pathway.
For certain Golden Visa categories, especially properties qualifying under the €250K route, investors must understand permitted usage rules. Some categories may restrict short-term rentals, meaning investors should assess whether the property strategy aligns with:
A structured investment process should include:
Proper due diligence ensures the €250,000 investment provides both residency security and long-term asset value.
To Buy Property for €250K Greece Golden Visa one mst know that it is a strategic pathway to European residency via specialized real estate. Choosing assets that meet the requirements and setting up the investment appropriately is crucial to success.
In addition to residency, investors must consider legal security, demand, and value with the assistance of experienced legal counsel to handle due diligence, execution, and application in an efficient manner. Connect with APIL Properties to assist you in providing top notch Greece Golden Visa Services!
Bonus: You can check out APIL detailed guide here: Greece Golden Visa 2026: Requirements, Costs, and Investment Guide
The €250K Greece Golden Visa is a residency-by-investment program allowing non-EU investors to obtain a 5-year renewable Greek residence permit by investing at least €250,000 in qualifying real estate, specifically commercial-to-residential conversions or listed building restoration projects.
Non-EU citizens aged 18+ can apply by investing €250,000 in an eligible property, proving legal source of funds, holding health insurance, and passing background checks. Family members, including spouse, children, and parents, can be included in the same application.
Only special-category properties qualify at €250K, including commercial-to-residential conversion projects and listed or heritage building restorations approved under Greek regulations.
It is an investment where a commercial property (office, retail, industrial) is legally converted into residential use. These projects must meet planning laws, include structural upgrades, and be officially approved to qualify for the Golden Visa.
This involves investing in protected heritage properties that require renovation under strict preservation guidelines. The restoration must follow government-approved standards to maintain cultural and architectural value.
The €250K tier is limited to redevelopment projects, while €400K and €800K tiers apply to standard residential properties based on location. Higher tiers typically require a single property of at least 120 sqm and restrict short-term rentals.
Key benefits include 5-year renewable residency, no minimum stay requirement, Schengen travel access, family inclusion, and the ability to invest in property with potential rental income and capital appreciation.
No, there is no minimum stay requirement. Investors can maintain residency status without living in Greece while still renewing the permit every five years.
Yes, investors can generate rental income, typically through long-term leasing. However, rental rules depend on the property category, and short-term rentals may be restricted in certain cases.
The process includes eligibility assessment, selecting a qualifying property, legal due diligence, obtaining a Greek tax number, completing the investment, submitting the residence application, biometrics, and final approval of the 5-year permit.
Investors should verify property eligibility, legal title, compliance with Golden Visa rules, total acquisition costs, rental potential, and location dynamics. Proper legal and financial due diligence is critical before purchase.
It is considered a strong entry-level EU residency option, combining relatively low capital requirements with real estate exposure. However, returns depend on asset selection, compliance, and market fundamentals rather than residency alone.
Yes—inheritance does not qualify as a new investment. Golden Visa eligibility requires a fresh qualifying investment (e.g., €250K or €400K purchase). Inherited property alone cannot be used to obtain a new visa.
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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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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.
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.
