The first thing every Greece Golden Visa investor wants to know is the number: what is the least you can put in. The honest answer in 2026 is that there are three property thresholds, €250,000, €400,000 and €800,000, and which one applies to you depends on what you buy and where. The €250,000 figure still exists, as a property-route threshold, but it is no longer the open door it was before September 2024. This guide explains each threshold precisely, who really qualifies for the lowest one, what the property rules are, and what it all costs on top. It is general information, not legal advice, so confirm your own case with a Greek immigration lawyer.
Key takeaways
€250,000 remains available for two specific property cases. A commercial property converted to residential, or the restoration of a listed building. The old flat €250,000 for any residential flat ended on 1 September 2024.
€400,000 is the standard threshold for most of Greece. €800,000 applies in the high-demand zone, the whole Attica region including Athens, the Thessaloniki regional unit, Mykonos, Santorini and islands with over 3,100 residents.
One property, and size matters. The threshold must be met by a single property, and the €400,000 and €800,000 routes require at least 120 square metres of main-use space for built property or property with a building permit. The €250,000 conversion route has no size limit.
Check the rental regime. Current Article 100 restrictions cover short-term letting and subletting, but the official circular distinguishes legacy and transitional acquisitions. Review the exact property before relying on holiday-rental income.
Budget more than the threshold. The investment amount does not include every purchase, application or ownership expense. Build an itemised budget and leave unconfirmed costs visible.
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 minimum investment for the Greece Golden Visa?
For the real-estate route, the programme now runs on three thresholds, set by Law 5100/2024 (Article 64), which amended the Migration Code, Law 5038/2023. The lowest is the most misunderstood, so it leads the table:
Threshold | When it applies | Key condition |
|---|---|---|
€250,000 | Commercial-to-residential conversion, or restoration of a listed building | A single property; the conversion case has no minimum size |
€400,000 | Most of Greece outside the high-demand zone | A single property; at least 120 m² of main-use space for built property or property with a building permit |
€800,000 | The high-demand zone: all of Attica (Athens and Piraeus), the Thessaloniki regional unit, Mykonos and Thira regional units, and islands with over 3,100 residents under the latest census | A single property; at least 120 m² of main-use space for built property or property with a building permit |
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So €250,000 is the true minimum, but it is an exception with conditions, not the general entry price. The headline you will see elsewhere, "Greece Golden Visa from €250,000", is only honest if the property genuinely fits one of the two cases below.
What exactly is the €250,000 route, and will your property qualify?
This is the part worth getting right, because the route depends on documents and property history, not only the price. The reduced threshold survives only for:
Commercial-to-residential conversion. A property that was in non-residential use is converted to a home. The change of use must be legally completed before the residence application is submitted, and, per the Ministry's Circular 9/2024, the conversion must have taken place after 5 April 2024. A flat that was already residential on that date cannot simply be re-labelled.
Restoration of a listed or heritage-protected building. A protected building restored or reconstructed, again as a single property.
Two things catch investors out. First, the €250,000 basis is spent on the property once your permit is issued, so a later non-EU buyer of the same flat must meet the €400,000 or €800,000 threshold for its zone. The discount does not pass on. Second, and this is the real test, many properties marketed "under €250,000 for the Golden Visa" are ordinary residential flats that do not qualify at all. The skill is not finding a cheap flat, it is confirming that a specific property actually meets the conversion or restoration rules. That is a legal and technical check, not a price tag.
When do €400,000 and €800,000 apply?
These are the standard residential thresholds, and the dividing line is geography:
€800,000, the high-demand zone. The entire Attica administrative region, which includes Athens and Piraeus, the Thessaloniki regional unit, Mykonos, Santorini, and every island with a population over 3,100. For the standard route, a property in Attica is subject to the €800,000 threshold; the special conversion and listed-building routes have separate conditions.
€400,000, everywhere else. The rest of mainland Greece and the smaller islands.
Both carry the same two conditions: the threshold must be met by a single property, so two €200,000 flats do not add up to a qualifying €400,000 purchase, and built property or property with a building permit must have at least 120 square metres of main-use space. Circular 1/2026, Clarification 8, separately addresses undeveloped land without a building permit; do not apply an apartment-area checklist mechanically to land. Balconies, separately titled parking and storage do not count toward the 120 square metres. The €250,000 conversion route, by contrast, has no minimum size.
Are there non-property ways to qualify?
Yes. The Golden Visa also has capital routes, useful if you want residency without owning Greek real estate, though most investors still choose property for the second-home use. The main options:
Route | Minimum |
|---|---|
Capital contribution to a Greek company (not a real-estate or portfolio firm) | €500,000 |
Greek government bonds (minimum three-year term) | €500,000 |
Fixed-term deposit with a Greek bank | €500,000 |
Shares or bonds traded on a regulated Greek market | €800,000 |
Units in a Greek-focused investment or mutual fund | €350,000 |
Investment in an approved Greek startup (Elevate Greece registry) | €250,000 |
Capital routes avoid the property-title and 120-square-metre complications, but they swap real-estate exposure for market and liquidity risk, and they do not give you a place to stay. Compare the route with your objectives and obtain advice on the conditions and risks.
What can you do with the property, and what can't you?
For properties covered by the current Article 100 restrictions, short-term letting and subletting are restricted. Do not rely on Airbnb income before checking the property’s acquisition regime and intended use.
The Ministry’s Circular 1 of 21 April 2026, Clarification 7, printed pages 11–12 distinguishes these restrictions from long-term arrangements. It also identifies property acquired under previous provisions, and investments completed within the statutory transition, as outside that particular prohibition. That does not automatically authorise every rental use.
The change-of-use route also restricts use as a business headquarters or branch. Ask an independent lawyer to review the applicable regime and proposed letting arrangement; do not treat all historic and current Golden Visa purchases alike. See the 2026 rules and property-history guide.
What does it really cost on top of the threshold?
The minimum qualifying investment, the price you agree with a seller and the cash needed to complete the purchase are different amounts. There is no verified universal percentage that covers every buyer, family and transaction.
| Budget line | How to establish it |
|---|---|
| Property price | Use the proposed contract price. A low price alone does not establish Golden Visa eligibility. |
| Purchase taxes | Ask the notary which tax treatment and taxable value apply. Under the transfer-tax regime, AADE specifies 3% tax plus a municipal levy of 3% of that tax: 3.09% of the applicable taxable value. This is not 3.09% automatically applied to every advertised price. |
| Notary, registry, legal and agency services | Request separate written quotes, the services covered and whether VAT and third-party charges are included. Do not count an included fee twice. |
| Residence applications | List each applicant and procedure. The official initial change-of-use investor procedure lists €2,000 for the investor permit and €16 for card printing. This €2,016 is not a family or all-services package; confirm other applicants and procedures separately. |
| Documents, insurance and travel | Obtain prices for the documents, translations, insurance and visits your application requires. |
| Preparation and first-year ownership | Keep furniture, works, ENFIA, insurance, building charges and ongoing management visible separately. Confirm whether works are included in the purchase price. |
Before paying a reservation amount
- Ask an independent lawyer to check the property, proposed route and payment terms.
- Request a written breakdown of included and excluded costs and when each payment is due.
- Record a quote, an estimate or “to confirm” for each budget line. An empty amount is not zero.
Build your purchase budget with the amounts you know. The worksheet keeps missing costs visible and lets you include your budget in an enquiry.
So which minimum is right for you?
Compare the route with the specific property, intended use and total budget. The €250,000 property route is limited to qualifying change-of-use or listed-building cases; a low asking price does not establish eligibility. Standard purchases have location-dependent thresholds of €400,000 or €800,000 and their own property conditions. Have the route and records reviewed before reserving.
Article 14 of Law 5275/2026 protects a minimum remaining validity of two years for permits within its scope when a delayed grant or renewal decision would otherwise leave less time. It does not restart a full five-year term from card issuance. Ask your lawyer to confirm the dates applicable to your permit.
What to do next
Start with the property route, then check the whole purchase budget before making a commitment. If you already have a property in mind, record its price, location, advertised route and any written fee quotes.
Build my purchase budget to separate known amounts from costs still needing confirmation. You can then send that context to mamaXO to discuss the property search and practical next steps. An independent lawyer must verify eligibility and the transaction documents.
For related planning, read the family guide, application process and rental return guide.
