Greece Golden Visa property checks at a glance
Before paying for a property, connect each sales claim to the exact unit, the proposed route and the document that supports it. This checklist helps you prepare a purchase discussion; it does not decide eligibility.
| Decision | Evidence to request | Who to discuss it with |
|---|---|---|
| Does the proposed route fit? | Property history, permitted use and the records supporting the route. | Independent immigration/property lawyer and relevant technical professional. |
| What am I buying? | Exact unit, ownership records, plans, condition and included works. | Lawyer, notary and engineer as appropriate. |
| What will it cost? | Contract price, itemised quotes and payment milestones. | Seller and each instructed service provider. |
| How will I use it? | Applicable letting restrictions, running costs and handover responsibilities. | Legal adviser and proposed manager. |
1. Treating an advertised €250,000 price as approval
A price label does not prove that a property qualifies. The Ministry's Circular 9/2024 distinguishes standard purchases from change-of-use and listed-building cases, each with its own conditions. Ask which route is proposed for the exact unit and which records support it. Do not assume an ordinary inexpensive apartment fits an exception.
Assess the specific property you are considering, using its records rather than a general claim about the market. Use the investment and total-budget guide to organise your questions.
2. Choosing an area before checking the property
A neighbourhood can fit your daily life while a particular apartment fails your purchase requirements. Keep location preferences separate from the route check. Record the exact unit, proposed use and your budget before narrowing the search.
The Athens area comparison helps you inspect transport, access, condition and running costs. It does not assign automatic eligibility to a postcode.
3. Paying before understanding the reservation terms
Have the proposed reservation or deposit agreement reviewed before paying. Ask who receives the money, what it secures, what checks remain, the deadlines, and the refund or termination provisions if a condition is not met. Confirm the recipient and payment instructions through a trusted channel.
Ask your independent lawyer to review ownership, encumbrances, the property's legal status and the proposed route. Neither an agent's description nor this checklist replaces that review.
4. Assuming several units can be combined
Ask how the single-property requirement applies to the transaction. Do not add the prices of unrelated apartments and assume their total qualifies. Have the proposed contract, titles and any associated parking or storage reviewed together.
The distinction matters: what can be included in the investment value is not necessarily what counts towards a main-area requirement. Obtain a written explanation for the actual purchase.
5. Using brochure area as the legal measurement
For a route with a minimum main-area requirement, ask for the relevant plans and legal/technical records. The 120 m² condition for standard built-property cases is not a blanket test for every route or land purchase. Ancillary spaces require separate treatment.
Ask the appropriate professional to reconcile the marketing area with the qualifying area and explain any difference. A number printed on a floor plan is a starting point for verification.
6. Assuming the same rental rules apply to every purchase
Establish the acquisition regime and intended letting use before relying on rental income. Circular 1/2026, Clarification 7, printed pages 11–12, explains the Article 100 short-term letting/subletting restriction and distinguishes prior-law and qualifying transitional acquisitions from that particular prohibition. A purchase date alone is not a complete analysis.
Do not infer that an exception permits every use. Ask your lawyer to check the precise arrangement, including any change-of-use restrictions. Confirm the lease type and terms separately; an assumed minimum duration does not establish compliance. Keep holiday-rental projections out of your budget until the proposed use has been checked.
7. Leaving the payment and document process until the end
Ask the sending bank, receiving institution and legal adviser what payment records and supporting documents they need for your transaction. Confirm the expected account holder, transfer sequence and deadlines before committing to a payment timetable.
Requirements depend on the parties and transaction. Avoid assuming that one bank's approval settles every other review. Send identity and financial records through the agreed secure process, not an initial general enquiry form.
8. Treating projected rent or completion dates as guarantees
Separate a sales projection from a contractual obligation. Request the exact unit's current completion status, remaining works, proposed payment milestones and the remedies in the agreement. Ask what evidence supports the developer's delivery history.
For rent projections, request the comparables, assumed occupancy, expenses and management fees. Model a vacant period using your own assumptions. A gross yield figure does not establish the cash you will receive.
9. Budgeting only for the property price
Total costs depend on the transaction and the applicants. Separate the price from purchase taxes, notary and registry charges, legal/agency services, residence applications, documents, insurance and travel. Add preparation and recurring ownership costs separately.
Obtain itemised quotes, check whether VAT and third-party charges are included, and record when each payment is due. Mark missing figures as “to confirm”, not zero. Build your purchase budget with the amounts you actually know.
10. Planning around a promised card-issuance date
Separate property completion, document preparation, application submission, appointments and the decision. Ask who controls each step and which documents are still outstanding. One estimated date cannot describe all of them.
Use a timetable that shows dependencies and uncertainty before making school, travel or relocation commitments. Request an updated timetable when an outstanding check or document changes the next step.
11. Treating a residence permit as a passport
The Golden Visa application concerns residence permission. It does not itself grant citizenship or guarantee a passport on a specified date. If future citizenship is part of your plan, discuss the separate requirements and your circumstances with an adviser before buying.
Also check each family member's position separately. Use the family guide to prepare questions rather than assuming that buying one property settles every family application.
12. Leaving ownership and management until after completion
Decide who receives keys, checks the apartment, records defects and coordinates utilities or agreed work. If you intend to let it, establish who prepares the listing, handles tenants and reports costs after move-in. Confirm the permitted use before agreeing a management assignment.
The permit also has ongoing conditions and renewal considerations; card issuance is not the end of every obligation. For the operational side, see renting and managing from abroad.
Your pre-reservation worksheet
| Record | What to write down |
|---|---|
| Property | Exact unit, address, price, current condition and included works. |
| Route | Proposed route, adviser, supporting records and unresolved questions. |
| Money | Deposit terms, payment recipient, quotes, milestones and missing costs. |
| Use | Family home or letting plan, restrictions to check and ongoing management. |
| Next step | Who must answer each open question before the next commitment. |
Prepare a property checklist from what you know. Unchecked items are questions to resolve, not automatic rejection or approval.
Discuss your property search with mamaXO
Tell us whether you are exploring, comparing properties or already considering a specific unit. Share your intended use, preferred area and budget if known. We can discuss property options and ongoing ownership needs; your independent adviser should verify eligibility and the legal documents.
Discuss my property purchase or explore property projects. You do not need to send passports, bank statements or complete property files in your first enquiry.
