# 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. - 01 Minimum €800,000 in Zone A or €400,000 elsewhere; €250,000 only for a certified conversion or listed-building restoration [Law 5038/2023, Art. 100](https://www.taxheaven.gr/law/5038/2023/arthro/100)*OFFICIAL* 17 October 2026 - 02 One property of at least 120 m² of main living area on the standard routes [Law 5038/2023, Art. 100](https://www.taxheaven.gr/law/5038/2023/arthro/100)*OFFICIAL* 17 October 2026 - 03 No fixed holding period: the 5-year permit renews while the property is owned [Law 5038/2023, Art. 100](https://www.taxheaven.gr/law/5038/2023/arthro/100)*OFFICIAL* 17 October 2026 - 04 Short-term letting under 60 days prohibited: permit revocation and a €50,000 fine [Law 5038/2023, Art. 100](https://www.taxheaven.gr/law/5038/2023/arthro/100)*OFFICIAL* 17 October 2026 - 05 Government fees €2,000 for the main applicant, €150 per adult family member, minors exempt; €16 per residence card [Law 5038/2023, Art. 171](https://www.taxheaven.gr/law/5038/2023/arthro/171)*OFFICIAL* 17 October 2026 - 06 The permit is issued within two months of a complete file [Law 5038/2023, Art. 100](https://www.taxheaven.gr/law/5038/2023/arthro/100)*OFFICIAL* 17 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 bed 45 to 72 m² Apartment ### Dafni studios Dafni, Athens, Greece 1 bed 17 to 24 m² Apartment ### Moschato residences Moschato, Athens, Greece 1 to 2 bed 43 to 71 m² Apartment ### Koukaki apartments Koukaki, Athens, Greece 1 bed 26 to 63 m² Apartment ### Athens Living Strefi Hill, Athens, Greece 1 to 2 bed 37 to 93 m² Apartment ### Chalandri apartments Chalandri, Athens, Greece 1 bed 33 to 45 m² Apartment ### Galatsi apartments Galatsi, Athens, Greece 1 bed 33 to 45 m² Apartment ### Peristeri apartments Peristeri, Athens, Greece 1 to 3 bed 50 to 120 m² Apartment ### Ellinikon apartments Ellinikon, Athens Riviera, Greece 1 bed 45 to 55 m² Apartment ### Kallithea apartments Kallithea, Athens, Greece 1 bed 33 to 45 m² Apartment ### Argus Residence Central Athens, Greece 1 to 2 bed 37 to 99 m² Apartment ### Etolikou 11, Piraeus Piraeus, Greece 1 to 2 bed 44 to 95 m² Apartment ### Central Athens serviced apartments Central Athens, Greece 1 bed 33 to 45 m² Apartment ### Kallithea, Thiseos Kallithea, Athens, Greece 1 bed 30 to 47 m² Apartment ### Peristeri residences Peristeri, Athens, Greece 1 to 2 bed 41 to 60 m² Apartment ### IZI Lux Park 17 Tavros, Athens, Greece 1 to 2 bed 35 to 60 m² Apartment ### Moschato managed apartments Moschato, Athens, Greece 1 bed 51 to 60 m² Apartment ### Ilion garden residences Ilion, Athens, Greece 2 bed 52 to 110 m² Apartment ### Park 12 Greece 1 to 2 bed 30 to 47 m² Apartment ### Marina Zeas residence Marina Zeas, Piraeus, Greece 1 bed 55 m² Apartment ### Voula sustainable residences Voula, Athens Riviera, Greece 3 to 4 bed 120 to 250 m² Apartment ### Voula pool residences Voula, Athens Riviera, Greece 3 bed 141 to 175 m² Apartment ### Elounda hillside villas Elounda, Crete, Greece 2 to 3 bed 245 to 350 m² Villa ### Lykovrysi apartments Lykovrysi, Athens, Greece 1 to 2 bed 35 to 50 m² Apartment 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. Official references - [Ministry of Migration and Asylum: Golden Visa](https://migration.gov.gr/en/golden-visa/) - [Law 5038/2023, Article 171: fees](https://www.taxheaven.gr/law/5038/2023/arthro/171) - [Greece Golden Visa: the full programme guide](https://www.mirabelloconsultancy.com/immigration/greece-golden-visa-by-investment) ## Talk to a property and residency specialist We check the zone, the floor area, the route and the family file before you commit. --- Source: Mirabello Consultancy, verified 2026-10-17, https://www.mirabelloconsultancy.com/real-estate-countries/greece Free consultation: https://www.mirabelloconsultancy.com/contact-us-for-your-free-consultation Machine-readable data: Mirabello MCP https://mcp.mirabelloconsultancy.com