Golden Visa Greece — Qualifying Investment Pathways, Geographical Distinctions & Administrative Fees

⚫︎ Secure a Tangible Asset with Impressive ROI Potential:

Investing in Greek real estate means acquiring a tangible asset known for its resilience and steady appreciation. With strong demand driven by tourism and heightened interest from international buyers, properties in Greece offer attractive Return on Investment prospects. Investors benefit from rising property values and consistent rental yields, resulting in both short-term income and long-term asset stability.

⚫︎ Position Yourself in an Upcoming, Thriving Market:

The Greek property market is poised for renewed growth. With increasing interest from both domestic and international investors, along with ongoing infrastructural improvements and a dynamic tourism sector, early investors are well-positioned to capitalize on escalating property values and a vibrant rental market. These factors underscore the strategic advantage of investing in a market rich with potential.

⚫︎ A Strategic Choice for International Investors:

In today's global landscape, real estate remains one of the most reliable investment vehicles. The Greek Golden Visa Programme champions property acquisition as the core qualifying investment. By securing a property - whether through outright purchase or via the ten-year lease option - investors gain access to Europe's Schengen Area and a prestigious residency status, while securing a long-term asset with regulated tenure and liquid resale potential.

⚫︎ Special €250,000 Investment Categories:

A reduced minimum investment of €250,000 can apply for investments in a single property, under very specific conditions aimed at encouraging certain types of development and preservation. In these cases, the minimum 120 m² minimum surface area general requirement does not apply but other conditions must be met:

◍ Commercial or Industrial Properties Converted to Residential:

Prior to any transfer of ownership, a formal change of use must be completed, including zoning approvals, municipal authorisations, and full compliance with planning regulations. Timelines and complexity vary depending on location, procedure, and overseeing body. Where a permit has been pre-issued by the seller in anticipation of sale, it must be dated on or after 5 April 2024 under current law. The conversion must be fully legalised and recorded prior to execution of the notarial deed.

◍ Listed Building Restoration or Reconstruction:

The minimum acquisition value is €250,000, but total investment may vary significantly based on restoration needs, structural condition, preservation rules, and material sourcing. Projects require approvals from multiple authorities, including the Ephorate of Antiquities and the Directorate of Conservation of Ancient and Modern Monuments, whose schedules may delay ownership finalisation and by extension residency application. While historically significant properties may offer distinctive value, restoration demands may not align with the objectives of Golden Visa applicants seeking straightforward acquisition paths.

⚫︎ Regulatory and Approval Considerations:

Securing approval for change of use or restoration entails formal submissions, inspections, and compliance verification, often requiring extended engagement with relevant authorities. Investors should anticipate administrative procedures that may add unpredictability to overall timelines.

⚫︎ Business Use Restriction:

Properties acquired under the special €250,000 threshold via conversion from industrial or commercial use into residential, cannot be designated for business headquarters or branch operations.

For the purpose of meeting the minimum investment value, the concept of "one property" may include additional spaces such as storage rooms or parking spaces, provided they cumulatively meet the following conditions:

• ⚫︎ They are purchased by the investor under the same title deed;
• ⚫︎ They are located in the same building; and
• ⚫︎ They constitute auxiliary use spaces, either as appurtenances to the main property or as independent horizontal properties, as defined under applicable Greek legislation.
• ⚫︎ While these auxiliary spaces contribute to the overall investment value, they do not count towards the 120 m² minimum surface area requirement for main-use spaces, where such requirement applies.

Multiple applicants may jointly invest in a single property while remaining eligible for the Golden Visa Programme, provided that each co-investor individually satisfies the full minimum investment threshold. For example, two siblings jointly acquiring a property in Athens must each invest no less than €800,000 in order to qualify independently under the Golden Visa framework.

⚫︎ There are two eligible formats:

◍ A minimum ten-year lease of fully licensed hotel accommodation or a tourist residence

◍ A minimum ten-year timeshare contract, of fully licensed hotel accommodation or a tourist residence

⚫︎ In both instances:

◍ The minimum investment amount must meet the standard threshold for the region (€800,000 / €400,000 as applicable)

◍ The contract must be fully prepaid, notarised and filed with the Land Registry or Cadastre

◍ The property must be legally approved for tourism use (residential-use leases do not qualify)

Timeshare arrangements are recognised by law under specialised provisions while hotel/tourist leases require certification that the property is licensed for uninterrupted personal use during the contract term. In both instances the agreement must be notarised and duly registered with the Land Registry / National Cadastre. Early termination, partial payment, or deviation from the intended private tourist use can result in revocation of the Golden Visa status.