Checked 22 September 2026. For a property purchase, separate the investment threshold, the property’s history and permitted use, and the residence-permit procedure. A price advertised as “Golden Visa eligible” does not establish that a particular buyer and transaction qualify.
Considering the change-of-use route? Use our €250,000 conversion-property checklist to request the exact-unit documents and compare outstanding works, costs and purchase terms.
What is the biggest change to the Greece Golden Visa?
The standard property thresholds are €800,000 in the higher-threshold areas and €400,000 elsewhere. The €250,000 property threshold is reserved for specific change-of-use and listed-building cases, subject to their conditions. These are purchase thresholds, not an all-in budget or a promise of approval. The Ministry’s Circular 1 of 21 April 2026 explains the operation of Article 100 and the separate routes.
For an ordinary apartment purchase, verify the exact location, ownership structure, single-property requirement and applicable minimum area with your advisers. Under the standard routes the 120 m² condition concerns built property or property with a building permit; the circular separately addresses undeveloped land. Do not apply an apartment checklist mechanically to a land transaction.
What happened to the famous €250,000 entry price?
It remains a threshold for specific property cases, not for any apartment priced above €250,000. For the conversion route, the lawful change of use and its timing must be documented. Listed buildings have a different restoration framework. Read the minimum-investment guide alongside the documents for the exact property.
Circular 1/2026, Clarification 5, addresses the evidence and timing of a change of use. A proposed conversion, a renovated interior or a sales brochure is not a substitute for the relevant engineering and legal records.
Can a second buyer use the same €250,000 exception?
Do not assume that the exception transfers with the property. Clarification 9 says that, after the first permit granted under the favourable conversion or listed-building provisions, resale to another third-country buyer does not confer the same €250,000 basis on that buyer. The circular also gives different examples where a later change of use follows an earlier investment under another basis. The sequence matters; “previously owned by a Golden Visa investor” is not enough to decide the outcome.
Read Clarification 9 and its examples, printed pages 14–15. Ask an independent lawyer to identify the applicable route and obtain the records before you commit.
| Question before reservation | Evidence to request or clarify |
|---|---|
| What exactly am I buying? | The identified property, title, proposed contract price and ownership share. |
| Was the lawful use changed? | Prior and current permitted use, engineering records and the relevant dated administrative act. |
| Has this exception already supported a permit? | A documented account of previous ownership and the investment basis used; ask your lawyer which supporting records can be obtained. |
| Are works and approvals complete? | Outstanding works, required approvals and the proposed application and handover sequence. |
| Does my rental plan fit? | The acquisition regime and applicable letting, subletting and business-use restrictions. |
Build my property checklist to organise what you know and what still needs checking. The tool does not verify documents or decide eligibility.
What rental restrictions should a buyer check?
For properties covered by the current Article 100 restrictions, short-term letting and subletting are restricted; do not base an investment forecast on Airbnb income. Clarification 7 explains the scope, distinguishes long-term arrangements, and identifies properties acquired under previous provisions or completed within the statutory transition as outside that particular prohibition. That does not automatically clear them for every rental use.
The conversion route also restricts use as a business headquarters or branch. Have the intended use reviewed for the exact property and acquisition regime rather than treating all past and current Golden Visa purchases alike. Circular 1/2026, Clarification 7, printed pages 11–12.
What changed in 2026?
Permit duration: avoid the “five new years from card issuance” shortcut. Article 14 of Law 5275/2026 adds Article 13(3) to the Migration Code. For permits with a nominal duration of at least three years from the application for grant or renewal, it provides a minimum remaining period of two years at the grant or renewal decision. Where less than two years would remain, validity is adjusted accordingly. This is not a blanket restart of a full five-year term.
Read Law 5275/2026, Article 14, Gazette A΄17/6 February 2026. The decision and applicable permit category determine the dates in an individual file. This rule is not a processing-time guarantee.
Property checks: Circular 1 of 21 April 2026 provides operational clarifications, including conversion evidence, rental restrictions, minimum-area cases and the history of use of the €250,000 exception. A circular clarifies administration of the rules; it should not be described as a new purchase threshold.
A timeline of the changes
| Instrument | What to take from it |
|---|---|
| Law 5100/2024, Article 64 | The revised property-investment framework and transition. Historic purchases require their own date and regime check. |
| Circular 9/2024 | Earlier operational guidance; do not stop your review at this document. |
| Law 5275/2026, Article 14 | Protection of a minimum remaining validity period for the permits covered by the provision. |
| Circular 1, 21 April 2026 | Further explanations of Article 100, including the history of conversion/listed-building cases on resale. |
What does it mean if you are applying now?
- Identify the proposed route for the exact property.
- Have your lawyer and engineer check the property history, permitted use and outstanding records.
- Separate purchase price from taxes, professional fees, application costs and ongoing ownership costs.
- Agree the purchase, completion and application sequence before committing.
- Plan rental use only after checking the applicable restrictions.
Missing information should remain an open question in your purchase plan. Neither a completed checklist nor a displayed property price is an approval.
What might change next?
We do not forecast programme stability, closure or future thresholds. Recheck the official rules and any transition provisions before signing or filing. This article records the sources checked on the date above; it cannot guarantee the law at a future transaction date.
What to do next
Compare two advertised projects and enquire about their current apartments, purchase documents and open questions. Advertised starting prices are not confirmed offers or eligibility decisions.
If you already own a property and its rental use has been checked, prepare a handover plan for ongoing management. Buying advice and day-to-day management address different stages of the same investment.
