Investment categories
Which investments qualify for the Greek Golden Visa?
Four property routes qualify in 2026: a single property of at least 120 square metres at €800,000 in Attica, Thessaloniki, Mykonos, Santorini and the large islands, the same at €400,000 in the rest of Greece, a commercial or industrial building converted to residential use at €250,000, and a listed building restored by the buyer at €250,000. All figures come from Law 5100/2024, Article 64.
The standard tiers, €800,000 and €400,000
These are the routes with real inventory behind them. The amount must sit in one property of at least 120 square metres. In practice this points buyers toward larger apartments, whole floors, houses and new developments rather than the small central flats the programme was once known for. The geography decides the number: all of greater Athens is in the €800,000 zone, and crossing the Attica boundary drops the requirement to €400,000 under the same rules.
The €250,000 conversion route
A commercial or industrial building converted to residential use qualifies at €250,000 nationwide, with the conversion completed before the application is filed. This is a genuine route, but it is a project: permits, construction, an architect, and a lawyer who confirms the paper trail. Qualifying stock is limited and much of what is advertised at this price has not completed conversion. Whether the 120 square metre floor applies here is disputed between Greek law firms, so verify that point in writing before committing to a smaller unit.
The listed-building route
A listed (protected) building restored by the buyer also qualifies at €250,000. Restoration obligations on protected buildings are real and supervised, budgets overrun, and timelines stretch. Buyers should price the restoration, not the purchase, as the investment.
Routes outside property
Non-property routes exist, including securities, fund units and bank deposits, at their own thresholds. They are a different product with different risk, and this guide covers the property routes only.
Questions buyers actually ask
Which route is cheapest?
On paper the €250,000 conversion and listed-building routes. In practice both are projects with permitting, construction and legal review, and qualifying stock is limited. The €400,000 tier outside Attica is the cheapest route with ordinary residential inventory.
Can I buy two properties to reach the amount?
No. The €800,000 and €400,000 tiers require the full amount in one single property of at least 120 square metres.
Does an off-plan purchase qualify?
Payment structure and timing matter, and the rules on when the investment is considered complete are technical. Have your lawyer confirm the specific structure before relying on it.
Keep reading
See the data before you choose
Ruaa scores every eligible listing on yield, value, risk, growth and location, with district-level price data behind each number. Start with the live listings, or send us the properties you are already considering for an eligibility review.