Greece's Golden Visa: the residency-by-investment pathway
Greece grants a renewable residence permit to non-EU nationals who make a qualifying investment in Greek property. It is widely known as the Golden Visa.
This page is general information, not legal advice. The current thresholds are set by Article 100 of Law 5038/2023, as amended by Law 5100/2024, and the rules change over time — confirm the details that apply to you with a qualified Greek lawyer before you rely on them.
The three investment thresholds
€800,000
Attica, Thessaloniki and the high-demand islands
Applies in the Attica region, the Regional Unit of Thessaloniki, the islands of Mykonos and Santorini, and other islands with a population above 3,100. The investment must be a single property of at least 120 m².
€400,000
The rest of Greece
Applies everywhere outside the higher-threshold areas above. The investment must again be a single property of at least 120 m².
€250,000
Conversion and restoration
Applies to a property converted from a former commercial or industrial use, or to the restoration of a listed building. This lower tier, set out in Article 100 of Law 5038/2023, as amended by Law 5100/2024, carries its own conditions.
What the permit gives you
- A 5-year residence permit, renewable for as long as the qualifying investment is held.
- No minimum stay requirement — you are not obliged to live in Greece to keep the permit.
- Short-stay travel within the Schengen Area, up to 90 days in any 180 (the 90/180 rule).
- Eligible family members — spouse, dependent children and dependent parents — can be included.
What it does not do
- It does not grant the right to work in Greece as an employee.
- It is a residence permit, not a route to citizenship, and it does not confer the right to live in other EU states.
- The permit can be revoked if the qualifying property is sold and not replaced with another that qualifies.
- A property acquired for the Golden Visa after September 2024 cannot be placed on the short-term rental market.
GENERAL PROCESS — NOT PROPERTY-SPECIFIC
How the purchase → Permanent Residency process works
This is the general purchase-to-residency-card sequence under the current framework. It applies across investment tiers — it does not state that any specific property qualifies.
Day 0
Reserve the unit
Pay a 10% deposit and sign the reservation agreement.
Within 1 month
Complete payment
Pay the remaining balance in full.
Within 3 months
Sign the final contract
Execute the final notarial purchase contract.
After the final contract
Apply for residency
Submit the Golden Visa application (the "white paper").
6–8 months
Receive your PR card
Your Permanent Residency card is issued.
This is general information on the standard process, not legal advice, and it does not state that any specific property qualifies for a given tier. Timelines are indicative and depend on your circumstances and the authorities — confirm the details that apply to you with a qualified Greek lawyer.
How V² and OwnGreece fit in
V² Development builds and sells the properties presented on this website, and OwnGreece presents them as its non-exclusive agent. We can help you understand this pathway and put you in touch with the lawyers and advisers who handle an application — we do not provide legal advice ourselves.
Whether a specific property qualifies for a given tier depends on its individual conditions — confirm which properties on OwnGreece qualify with your lawyer and our team before relying on it.
According to V² Development, Plaza Residences is a former commercial building converted to residential use, and V² states that its apartments fall within the €250,000 conversion tier of the Greek Golden Visa.
- The change of use must be completed after 5 April 2024 and before the application is filed.
- The purchase price of the single apartment must be at least €250,000; renovation costs do not count towards it.
- The reduced tier can be used only once per property — a later buyer in Athens would need the €800,000 tier and an apartment of at least 120 m².
- Golden Visa properties may not be let short-term.
- A converted property may not be used as a company seat.
Article 100 of Law 5038/2023, as amended by Law 5100/2024. V² Development company materials, 2026 (opens in a new tab)
OwnGreece has not independently verified this. Eligibility is assessed for each apartment and each application. This is not legal advice — confirm with an independent Greek lawyer before relying on it.
Answers
Golden Visa & buying costs, answered
Do OwnGreece's listings qualify for the Greek Golden Visa?
Most OwnGreece listings are apartments priced around €260,000–€360,000 and under 110 m². At the €800,000 and €400,000 tiers, with their 120 m² single-property minimum, they do not by themselves qualify a buyer. V² Development states that Plaza Residences qualifies at the €250,000 conversion tier — see /golden-visa for the conditions. Consult licensed Greek counsel before investing.
What are the 2026 Greek Golden Visa investment thresholds?
Under Article 100 of Law 5038/2023, as amended by Law 5100/2024, the minimum is €800,000 in Attica, the Regional Unit of Thessaloniki and popular islands, and €400,000 elsewhere, each on a single property of at least 120 m². The €250,000 tier for commercial-to-residential conversions or listed-building restoration also applies in Attica and has no 120 m² minimum.
What taxes apply when buying property in Greece?
Resale purchases carry a property transfer tax of about 3.09% of the higher of price or assessed value. VAT of 24% on new builds is suspended through 31 December 2026. Buyers should budget roughly 7% to 11% of the price for combined transfer tax, notary, legal, and land-registry fees.
Does the Golden Visa require me to live in Greece?
No. The Greek Golden Visa carries no minimum-stay requirement, so you are not obliged to relocate. It grants a five-year residence permit that is renewable while you hold the investment, extends to your spouse and dependent children, and allows visa-free travel across the Schengen Area.