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Real estate in Greece
A home in Athens, on the Riviera or on Crete, and, when the property meets the law's criteria, a renewable Greek residence permit for your family.
Answer and evidence
Which properties qualify for the Greece Golden Visa?
One residential property of at least 120 m² costing €800,000 or more in Zone A, which covers the Attica Region (Athens and Piraeus), the Thessaloniki Regional Unit, Mykonos, Santorini and every island of more than 3,100 residents, or €400,000 or more elsewhere. A €250,000 tier exists only for a certified commercial-to-residential conversion or a listed-building restoration. The permit runs for 5 years and renews for as long as you own the property.
- 01Minimum €800,000 in Zone A or €400,000 elsewhere; €250,000 only for a certified conversion or listed-building restorationLaw 5038/2023, Art. 100OFFICIAL17 October 2026
- 02One property of at least 120 m² of main living area on the standard routesLaw 5038/2023, Art. 100OFFICIAL17 October 2026
- 03No fixed holding period: the 5-year permit renews while the property is ownedLaw 5038/2023, Art. 100OFFICIAL17 October 2026
- 04Short-term letting under 60 days prohibited: permit revocation and a €50,000 fineLaw 5038/2023, Art. 100OFFICIAL17 October 2026
- 05Government fees €2,000 for the main applicant, €150 per adult family member, minors exempt; €16 per residence cardLaw 5038/2023, Art. 171OFFICIAL17 October 2026
- 06The permit is issued within two months of a complete fileLaw 5038/2023, Art. 100OFFICIAL17 October 2026
Government fees
What the residence permit costs your family
| Certified conversion, minimum | €250,000 |
|---|---|
| Government application fees | €2,000 |
| Indicative total | €252,000 |
Government fees under Art. 171 of Law 5038/2023, as of 17 October 2026. Excludes the residence card fee, transfer tax, notary, legal and closing costs, which your specialist confirms for your case.
Compare
Which minimum applies
| Route | Minimum | Conditions |
|---|---|---|
| Zone A | €800,000 | Attica Region (Athens, Piraeus), Thessaloniki Regional Unit, Mykonos, Santorini and islands of more than 3,100 residents; at least 120 m² of main living area |
| Rest of Greece | €400,000 | Every other area; at least 120 m² of main living area |
| Conversion or restoration | €250,000 | A commercial building converted to housing (change of use completed after 5 April 2024) or a listed building restored by the first renewal; anywhere in Greece, no size minimum |
Article 100 of Law 5038/2023, as amended by Law 5100/2024. One property only; short-term letting under 60 days is prohibited on every route.
24 properties
Homes in Greece, each with a Golden Visa verdict
Piraeus apartments
Piraeus, Greece
1 to 2 bed45 to 72 m²Apartment
Dafni studios
Dafni, Athens, Greece
1 bed17 to 24 m²Apartment
Moschato residences
Moschato, Athens, Greece
1 to 2 bed43 to 71 m²Apartment
Koukaki apartments
Koukaki, Athens, Greece
1 bed26 to 63 m²Apartment
Athens Living
Strefi Hill, Athens, Greece
1 to 2 bed37 to 93 m²Apartment
Chalandri apartments
Chalandri, Athens, Greece
1 bed33 to 45 m²Apartment
Galatsi apartments
Galatsi, Athens, Greece
1 bed33 to 45 m²Apartment
Peristeri apartments
Peristeri, Athens, Greece
1 to 3 bed50 to 120 m²Apartment
Ellinikon apartments
Ellinikon, Athens Riviera, Greece
1 bed45 to 55 m²Apartment
Kallithea apartments
Kallithea, Athens, Greece
1 bed33 to 45 m²Apartment
Argus Residence
Central Athens, Greece
1 to 2 bed37 to 99 m²Apartment
Etolikou 11, Piraeus
Piraeus, Greece
1 to 2 bed44 to 95 m²Apartment
Central Athens serviced apartments
Central Athens, Greece
1 bed33 to 45 m²Apartment
Kallithea, Thiseos
Kallithea, Athens, Greece
1 bed30 to 47 m²Apartment
Peristeri residences
Peristeri, Athens, Greece
1 to 2 bed41 to 60 m²Apartment
IZI Lux Park 17
Tavros, Athens, Greece
1 to 2 bed35 to 60 m²Apartment
Moschato managed apartments
Moschato, Athens, Greece
1 bed51 to 60 m²Apartment
Ilion garden residences
Ilion, Athens, Greece
2 bed52 to 110 m²Apartment
Park 12
Greece
1 to 2 bed30 to 47 m²Apartment
Marina Zeas residence
Marina Zeas, Piraeus, Greece
1 bed55 m²Apartment
Golden Visa routeMeets Golden Visa criteriaVoula sustainable residences
Voula, Athens Riviera, Greece
3 to 4 bed120 to 250 m²Apartment
Golden Visa routeMeets Golden Visa criteriaVoula pool residences
Voula, Athens Riviera, Greece
3 bed141 to 175 m²Apartment
Golden Visa routeMeets Golden Visa criteriaElounda hillside villas
Elounda, Crete, Greece
2 to 3 bed245 to 350 m²Villa
Lykovrysi apartments
Lykovrysi, Athens, Greece
1 to 2 bed35 to 50 m²Apartment
No residences match this filter.
Where to buy
Athens, the Riviera and Crete
Most residences are in Athens and Piraeus, all in Zone A. The Athens Riviera runs south along the coast through Voula, and Elounda sits on the north-east coast of Crete, which is also Zone A as an island of far more than 3,100 residents.
- Koukaki, Athens
- Lykovrysi, Athens
- Dafni, Athens
- Strefi Hill, Athens
- Chalandri, Athens
- Galatsi, Athens
- Voula, Athens Riviera
- Elounda, Crete
- Peristeri, Athens
- Ilion, Athens
- Tavros, Athens
- Ellinikon, Athens Riviera
- Kallithea, Athens
- Central Athens
- Piraeus
- Moschato, Athens
- Marina Zeas, Piraeus
How it works
From first viewing to residence card
- Choose a property
We shortlist homes that meet the Golden Visa criteria for your budget and plans, and confirm the zone, floor area and route of each one.
- Tax number and checks
You obtain a Greek tax number and a bank account, and lawyers check title, permits and, for a conversion, the certified change of use.
- Purchase
The price is paid in full and the contract signed before a notary and registered. An off-plan purchase from a construction company qualifies once paid in full and registered.
- Apply
The application is filed with the Ministry of Migration and Asylum, followed by a biometrics appointment. The law sets two months to issue the permit once the file is complete.
- Residence card, then renew
The permit runs for 5 years and renews for as long as you own the property. Short-term holiday letting is not allowed; long-term leases are.
Living in Greece
Greece, beyond the paperwork
Athens
A capital of three thousand years, with the Acropolis above the city, a metro that reaches the port and the airport, and neighbourhoods that each keep their own character.
The Riviera and the islands
The coast south of Athens has beaches and marinas within half an hour of the centre, and the islands are a short flight or ferry away.
Schengen access
A Greek residence permit lets you travel within the Schengen area for short stays, with no minimum time you must spend in Greece to keep it.
Questions
What do buyers ask most often?
What is the minimum property investment for the Greece Golden Visa?
€800,000 in Zone A (the Attica Region, the Thessaloniki Regional Unit, Mykonos, Santorini and islands of more than 3,100 residents) and €400,000 elsewhere, in each case for one residential property of at least 120 m² of main living area. €250,000 applies only to a certified commercial-to-residential conversion or a listed-building restoration.
Is there a holding period?
No fixed period. The permit runs for 5 years and renews for as long as you still own the property. If you sell to another non-EU buyer, the buyer can apply and your permit ends; to change property, buy and register the new one before you sell the old one.
Who can apply?
Non-EU nationals. Citizens of the European Union, the European Economic Area and Switzerland already have the right to live in Greece and cannot use the programme. Applications from Russian and Belarusian citizens are currently suspended.
What does the residence permit cost in government fees?
€2,000 for the main applicant, €150 for each adult family member and nothing for children under 18, plus €16 per residence card. The same main-applicant fee applies at each renewal. Transfer tax of 3.09%, notary, land-registry and legal costs come on top of the price.
Does the Golden Visa lead to Greek citizenship?
No. It is a residence permit. Greek citizenship is a separate application after seven years of lawful, permanent residence in Greece and a language and civics certificate; holding the permit while living elsewhere does not count.
Can I rent out the property?
Long-term leases are allowed. Short-term letting of under 60 days, including holiday platforms, and sub-letting are prohibited, with revocation of the permit and a €50,000 fine.
Talk to a property and residency specialist
We check the zone, the floor area, the route and the family file before you commit.