Greece Golden Visa €400,000 and €800,000 Thresholds: Which Regions Apply in 2026?

Introduction

The Greece Golden Visa €400,000 and €800,000 thresholds are among the most important issues that international investors must understand before purchasing real estate in Greece.

Under the current system, the minimum investment amount is determined principally by the geographical location of the property. Properties located in Greece’s most commercially attractive cities, metropolitan areas and islands generally require an investment of at least €800,000. Standard properties located outside those areas generally require an investment of at least €400,000.

However, the geographical rules are more complicated than a simple distinction between Athens and the rest of Greece.

Greek legislation refers to administrative regions, regional units and island populations. Consequently, a property situated outside the centre of Athens may still fall within the €800,000 zone because it is located anywhere within the Region of Attica. A small island with a population below 3,100 may also be subject to the €800,000 threshold if it forms part of the Regional Unit of Thira or the Region of Attica.

The current legal framework is primarily based on Article 100 of the Greek Migration Code, Law 5038/2023, as amended by Article 64 of Law 5100/2024. Current Greek administrative guidance confirms that the €800,000 threshold applies to the Region of Attica, the Regional Unit of Thessaloniki, the Regional Units of Mykonos and Thira and islands with populations exceeding 3,100 residents according to the most recent census. Euboea is expressly treated as an island for this purpose. The €400,000 threshold applies in the remaining areas of Greece.

This article explains where each threshold applies, how Greek administrative boundaries affect property eligibility, which islands fall within the higher investment category and what legal checks should be completed before signing a purchase agreement.

Quick Overview of the Regional Thresholds

The geographical structure of the Greece Golden Visa may be summarised as follows:

This table concerns standard property acquisitions. Special categories, including lawful commercial-to-residential conversions and investments in qualifying listed buildings, may remain eligible at the €250,000 threshold irrespective of whether the property is located in a standard €400,000 or €800,000 zone.

Why Greek Administrative Boundaries Matter

The higher threshold does not apply only to specific neighbourhoods or city centres. Greek Golden Visa legislation uses formal administrative divisions.

Greece is divided into:

• Regions;
• Regional units;
• Municipalities;
• Municipal units;
• Communities and settlements.

The difference is legally significant.

For example, the law does not state that only the Municipality of Athens is subject to the €800,000 threshold. It covers the entire Region of Attica. This includes central Athens, the northern and southern suburbs, Piraeus, eastern and western Attica and the Regional Unit of the Islands.

Similarly, the legislation does not refer only to the Municipality of Thessaloniki. It refers to the Regional Unit of Thessaloniki, which is geographically broader than the city itself.

Investors should therefore never determine the applicable threshold merely by looking at a postal address, estate agent’s description or distance from the city centre. The property’s official administrative classification must be confirmed through title deeds, cadastral records and municipal data.

The €800,000 Threshold in the Region of Attica

The entire Region of Attica falls within the €800,000 Golden Visa zone.

This is one of the most important rules for investors considering property in Athens. The higher threshold does not apply only to central Athens or premium coastal districts. It applies throughout the Region of Attica.

Attica is divided into eight regional units:

1. Central Athens;
2. North Athens;
3. South Athens;
4. West Athens;
5. Piraeus;
6. Eastern Attica;
7. Western Attica;
8. Islands of Attica.

The official administrative structure of the Region of Attica confirms that it includes all eight of these regional units.

Central Athens

The €800,000 threshold applies to the Municipality of Athens and other municipalities in the Central Athens Regional Unit, including:

• Athens;
• Vyronas;
• Galatsi;
• Dafni-Ymittos;
• Zografou;
• Ilioupoli;
• Kaisariani;
• Nea Filadelfeia-Nea Chalkidona.

These areas fall within the higher threshold regardless of whether the property is situated in a luxury neighbourhood or a less expensive residential district.

Accordingly, an ordinary apartment worth €500,000 in central Athens will not qualify under the standard property route merely because its purchase price is substantial. Unless it falls within a separate €250,000 exception, the applicable standard minimum is €800,000.

North Athens

The higher threshold also applies throughout the northern suburbs, including areas such as:

• Kifisia;
• Marousi;
• Chalandri;
• Agia Paraskevi;
• Vrilissia;
• Papagou-Cholargos;
• Filothei-Psychiko;
• Penteli;
• Nea Ionia.

The North Athens Regional Unit is legally part of the Region of Attica and therefore falls within the €800,000 category.

South Athens and the Athenian Riviera

The €800,000 threshold applies to the southern suburbs and the Athenian Riviera, including:

• Glyfada;
• Alimos;
• Palaio Faliro;
• Elliniko-Argyroupoli;
• Kallithea;
• Nea Smyrni;
• Moschato-Tavros;
• Agios Dimitrios.

The official South Athens Regional Unit includes these municipalities.

Properties in coastal districts are frequently advertised as premium Golden Visa opportunities. However, their location in the Region of Attica means that the standard qualifying acquisition must meet the €800,000 threshold and the additional property conditions.

Eastern Attica

Eastern Attica is also fully covered by the €800,000 rule.

This includes municipalities such as:

• Vari-Voula-Vouliagmeni;
• Saronikos;
• Lavreotiki;
• Marathon;
• Rafina-Pikermi;
• Markopoulo Mesogaias;
• Spata-Artemida;
• Paiania;
• Pallini;
• Oropos;
• Dionysos;
• Acharnes.

The official administrative listing confirms that all these municipalities form part of the Eastern Attica Regional Unit.

A property located a considerable distance from the centre of Athens may therefore still require an €800,000 investment. Distance from central Athens is not the legal test. The relevant issue is whether the property lies within the Region of Attica.

Piraeus and Western Attica

Piraeus, including its surrounding municipalities and port districts, is also subject to the €800,000 minimum.

Western Attica, including areas such as Elefsina, Aspropyrgos, Mandra and Megara, falls within the same regional threshold because the legislation covers the entire Region of Attica.

A lower market value in an industrial or peripheral location does not reduce the statutory investment requirement.

The Islands of Attica

One of the most commonly misunderstood rules concerns the islands administratively belonging to Attica.

The Regional Unit of the Islands of Attica includes municipalities such as:

• Aegina;
• Agistri;
• Kythira;
• Poros;
• Salamina;
• Spetses;
• Hydra;
• Troizinia-Methana.

These locations are part of the Region of Attica and are therefore subject to the €800,000 threshold even where an individual island’s population is below 3,100.

This produces an important legal result. An investor cannot automatically apply the €400,000 threshold to a small island merely because its population is below the statutory island limit. The first question is whether the island is already covered by the Region of Attica or another specifically named regional unit.

The €800,000 Threshold in the Regional Unit of Thessaloniki

The €800,000 threshold applies to the entire Regional Unit of Thessaloniki, not merely the Municipality of Thessaloniki or the historic city centre.

The rule therefore covers urban, suburban and peripheral areas falling within the administrative boundaries of the Regional Unit of Thessaloniki.

This distinction is important for buyers considering properties in suburban municipalities. A seller may describe a property as being “outside Thessaloniki,” but this does not necessarily mean that the €400,000 threshold applies. The property may be outside the central municipality while still being located within the Regional Unit of Thessaloniki.

Does the €800,000 Threshold Apply Throughout Central Macedonia?

No. The legislation identifies the Regional Unit of Thessaloniki rather than the entire Region of Central Macedonia.

Consequently, other mainland regional units in Central Macedonia generally remain within the €400,000 category, unless the property is independently covered by the rule for islands with more than 3,100 residents.

This means that standard properties in areas such as mainland Halkidiki, Pieria, Pella, Imathia, Serres or Kilkis are generally assessed under the €400,000 threshold rather than the €800,000 Thessaloniki threshold.

However, this conclusion must be confirmed by reviewing the precise administrative location of the property. Descriptions such as “Thessaloniki area” or “near Thessaloniki” have no independent legal meaning for Golden Visa eligibility.

The €800,000 Threshold in the Regional Unit of Mykonos

The entire Regional Unit of Mykonos is subject to the €800,000 threshold.

Mykonos was specifically included due to the exceptionally strong demand for luxury and tourism property. The higher limit therefore applies throughout the island, not only in Mykonos Town, coastal resort areas or premium villa districts.

The official administrative structure identifies the Regional Unit of Mykonos as consisting of the Municipality of Mykonos.

A standard residential property in Mykonos must consequently satisfy the €800,000 investment requirement, together with the single-property and minimum-area rules.

The investment should not be divided among several studio apartments or hotel units merely to reach the total amount. The legal title structure must be examined before any funds are transferred.

The €800,000 Threshold in the Regional Unit of Thira

The legislation refers to the Regional Unit of Thira, rather than only Santorini.

This is an important distinction because the Regional Unit of Thira includes the municipalities of:

• Thira;
• Anafi;
• Ios;
• Sikinos;
• Folegandros.

The Ministry of Interior’s official description of the South Aegean administrative structure confirms that all these municipalities form part of the Regional Unit of Thira.

Therefore, the €800,000 threshold applies not only to Santorini but also to properties located in Anafi, Ios, Sikinos and Folegandros.

This is true even where an individual island has fewer than 3,100 residents. The higher threshold applies because the island forms part of a specifically named regional unit.

An investor purchasing property in Folegandros, for example, should not assume that the €400,000 threshold applies because it is a small island. Its inclusion in the Regional Unit of Thira places it within the €800,000 category.

Greek Islands With More Than 3,100 Residents

In addition to the expressly named regions and regional units, the €800,000 threshold applies to Greek islands whose populations exceed 3,100 residents according to the most recent census.

The population test is based on official census data, not:

• Seasonal tourist numbers;
• Registered voters;
• The number of property owners;
• Hotel capacity;
• Summer population;
• Informal municipal estimates.

The relevant reference is currently the 2021 Population and Housing Census conducted by the Hellenic Statistical Authority, ELSTAT.

ELSTAT’s published population data identify numerous islands with resident populations exceeding 3,100, including:

• Crete;
• Euboea;
• Rhodes;
• Corfu;
• Lesvos;
• Chios;
• Zakynthos;
• Salamina;
• Kos;
• Kefalonia;
• Samos;
• Lefkada;
• Syros;
• Naxos;
• Kalymnos;
• Lemnos;
• Thira;
• Paros;
• Thassos;
• Aegina;
• Mykonos;
• Tinos;
• Ikaria;
• Andros;
• Leros;
• Karpathos;
• Skiathos;
• Milos;
• Skopelos;
• Spetses.

This is a practical list based on ELSTAT’s published table of Greece’s most populated islands and should not be treated as a substitute for property-specific legal confirmation.

Crete

The €800,000 threshold applies throughout Crete because Crete is an island with a population significantly exceeding 3,100 residents.

The rule therefore covers property in all four regional units of Crete:

• Heraklion;
• Chania;
• Rethymno;
• Lasithi.

The threshold is not limited to the cities of Heraklion or Chania. It also applies to villages, rural areas, coastal resort towns and inland properties anywhere on the island.

A property in a remote Cretan village does not fall within the €400,000 category simply because it is far from a major city. The geographical test applies to the island as a whole.

Rhodes, Corfu and Other Major Islands

Major islands such as Rhodes, Corfu, Lesvos, Chios, Kos, Zakynthos, Kefalonia and Samos also fall within the €800,000 category because their populations exceed 3,100.

This rule is independent of local property prices. An inexpensive property in a rural part of Rhodes may still require a standard Golden Visa investment of €800,000.

The statutory threshold should therefore not be confused with market valuation. The property may have an objective or commercial value below the Golden Visa limit, but the investor must still complete an eligible acquisition meeting the statutory minimum.

Euboea

Euboea, also known as Evia, is expressly treated as an island for the Golden Visa threshold, despite its road connection to mainland Greece.

Current official administrative guidance specifically states that Euboea falls within the €800,000 limit.

Investors should therefore not rely on the argument that Euboea is functionally connected to the mainland. For Golden Visa purposes, it remains within the higher island category.

Where Does the €400,000 Threshold Apply?

The €400,000 threshold applies to standard property acquisitions in areas of Greece that do not fall within the €800,000 categories.

In general, this includes substantial parts of mainland Greece, such as:

• Epirus;
• Western Macedonia;
• Mainland Thessaly;
• Mainland Central Greece, excluding Euboea;
• Western Greece;
• The mainland Peloponnese;
• Eastern Macedonia and Thrace;
• Central Macedonia outside the Regional Unit of Thessaloniki;
• Smaller qualifying islands outside the specifically named regional units and below the population threshold.

Potential €400,000 investment locations may therefore include cities and mainland areas such as:

• Ioannina;
• Larissa;
• Volos;
• Patras;
• Kalamata;
• Nafplio;
• Tripoli;
• Alexandroupoli;
• Kavala;
• Drama;
• Serres;
• Kozani;
• Florina;
• Mainland Halkidiki.

These examples are based on the default rule that locations outside the listed €800,000 areas fall within the €400,000 category. Each property must nevertheless be checked individually, particularly where it is situated on an island, close to an administrative boundary or within a municipality containing several separate geographical areas.

Can a Small Island Qualify Under the €400,000 Threshold?

Potentially, yes.

A smaller island may fall under the €400,000 threshold where:

1. Its resident population does not exceed 3,100 according to the latest census;
2. It is not located within the Region of Attica;
3. It is not part of the Regional Unit of Mykonos;
4. It is not part of the Regional Unit of Thira;
5. No other special geographical rule places it in the €800,000 category.

However, population should not be assessed through informal online sources. The investor’s lawyer should verify the relevant official census classification and the administrative unit in which the island is located.

Particular caution is necessary where a municipality contains several islands. ELSTAT notes that, for municipalities encompassing more than one island, certain published population figures may refer to the total population of all islands belonging to that municipality.

The safest approach is to obtain written confirmation of the property’s Golden Visa classification before entering into a binding transaction.

The Single-Property Requirement

Under the standard €400,000 and €800,000 routes, the investment must generally be completed through the acquisition of one property.

An investor should not assume that the threshold can be reached by purchasing:

• Two €200,000 apartments in a €400,000 zone;
• Four €200,000 apartments in an €800,000 zone;
• Several independent hotel rooms;
• Separate parking spaces and storage units;
• Multiple horizontal properties within the same building.

The physical proximity of units does not necessarily make them one property. The decisive issue is their legal treatment under the title deeds, condominium establishment documents and cadastral registration.

Where a building or project contains several units, the lawyer should determine whether the proposed acquisition constitutes one legally recognised property for Golden Visa purposes.

The 120-Square-Metre Requirement

Standard residential property acquired under the €400,000 or €800,000 route must generally contain at least 120 square metres.

Enterprise Greece confirms that the amended regime requires residential property acquired under the standard thresholds to be at least 120 square metres. It also confirms the prohibition on short-term rental use.

The investor should not rely solely on the gross area stated in a real estate advertisement.

The following areas may be treated differently for legal and technical purposes:

• Main residential spaces;
• Basements;
• Storage rooms;
• Parking spaces;
• Balconies;
• Terraces;
• Common areas;
• Unauthorised extensions;
• Enclosed outdoor spaces.

The property’s qualifying area should be confirmed through:

• The title deed;
• Approved architectural plans;
• The building permit;
• The Electronic Building Identity;
• Cadastral records;
• Engineer’s reports;
• Planning regularisation documents.

A property marketed as 125 square metres may fail the requirement if only 110 square metres are legally registered as main-use residential space.

Special €250,000 Exceptions

The €400,000 and €800,000 thresholds do not apply to every possible Golden Visa property transaction.

Two important €250,000 exceptions remain available.

Commercial-to-Residential Conversion

A property may qualify at €250,000 where its main spaces are lawfully converted from commercial or another non-residential use into residential use.

The investment must concern one property, but the 120-square-metre minimum does not apply. The change of use must be legally completed before the Golden Visa application is submitted.

This exception may potentially be used in Athens, Thessaloniki, Mykonos, Santorini or another €800,000 region, provided all statutory conditions are strictly satisfied.

An ordinary residential apartment in Athens cannot qualify for €250,000. A qualifying office or commercial property that has been lawfully converted may potentially do so.

Listed or Protected Buildings

A minimum investment of €250,000 may also apply to qualifying listed buildings or parts of listed buildings intended for restoration or reconstruction.

The property must have a formal listed or protected designation. It is not sufficient that it is simply old, traditional or architecturally attractive.

Listed-building investments may involve substantial restoration costs and continuing compliance obligations. The lower purchase threshold should therefore not be confused with a lower total project cost.

Short-Term Rental Restrictions

Properties acquired under the revised Golden Visa real estate framework may not be used for short-term rental activity through platforms such as Airbnb.

The restriction applies to residential real estate acquired for Golden Visa purposes under the amended rules.

Investors should therefore avoid calculating projected returns based on short-term holiday rentals without first obtaining legal advice.

A property may potentially be used for lawful long-term rental, subject to:

• The applicable Golden Visa category;
• The property’s authorised use;
• Greek tenancy law;
• Tax registration;
• Condominium regulations;
• The terms of any property management agreement.

A developer’s promise of high Airbnb income does not override the statutory restriction.

Practical Examples

Example 1: Apartment in Central Athens

An investor wishes to purchase a 135-square-metre apartment in central Athens for €650,000.

The property is located in the Region of Attica. The standard minimum is therefore €800,000. The €650,000 acquisition will not qualify under the ordinary route.

Example 2: Villa in Glyfada

An investor purchases one legally registered 160-square-metre villa in Glyfada for €800,000.

Glyfada is in the South Athens Regional Unit of Attica. The geographical threshold is satisfied, subject to title, payment, technical and other immigration requirements.

Example 3: Property in Nafplio

An investor purchases one 130-square-metre residential property in Nafplio for €400,000.

Nafplio is outside the €800,000 regions. The acquisition may therefore qualify under the €400,000 route, subject to legal and technical compliance.

Example 4: Property in Mainland Halkidiki

An investor purchases a standard property in mainland Halkidiki.

The property is outside the Regional Unit of Thessaloniki. It may fall under the €400,000 category, provided that no other statutory geographical condition applies.

Example 5: Property in Crete

An investor finds a 140-square-metre property in a rural part of Crete for €450,000.

Crete is an island with more than 3,100 residents. The applicable standard threshold is €800,000, despite the property’s rural location.

Example 6: Property in Folegandros

An investor assumes that the €400,000 threshold applies because Folegandros is a small island.

This conclusion is incorrect. Folegandros forms part of the Regional Unit of Thira and is therefore subject to the €800,000 threshold.

Example 7: Property in Aegina

Aegina is geographically separate from mainland Athens, but administratively belongs to the Region of Attica.

The standard threshold is therefore €800,000.

Example 8: Converted Office in Athens

An investor acquires an office in Athens for €250,000 and lawfully completes its conversion into residential use before applying.

The investment may potentially qualify under the special €250,000 change-of-use route, despite its location in an €800,000 area.

Legal Due Diligence Before Purchasing

Before paying a reservation fee or signing a preliminary agreement, the investor’s lawyer should verify:

1. The exact region and regional unit;
2. The municipality and cadastral location;
3. Whether the property is situated on an island;
4. The island’s official census classification;
5. Whether the property forms one legal unit;
6. The legally registered main-use area;
7. The property’s authorised use;
8. The seller’s ownership title;
9. Mortgages, seizures and other encumbrances;
10. Planning and building violations;
11. Whether the property has previously supported another investor permit;
12. The proposed payment method;
13. The intended rental or personal-use structure.

An engineer should independently review the building permit, plans, Electronic Building Identity, structural condition and surface-area calculation.

Legal and technical due diligence should be completed before the investor becomes unconditionally bound to purchase the property.

Contractual Protection for the Investor

A purchase or reservation agreement should not merely state that the property is “Golden Visa eligible.”

The contract should identify:

• The applicable investment category;
• The geographical threshold;
• The legally recognised surface area;
• The single-property status;
• The seller’s title;
• The required payment method;
• The consequences of an adverse eligibility finding;
• The investor’s right to recover deposits;
• The seller’s representations concerning planning compliance;
• Any conditions precedent to completion.

Where eligibility has not yet been conclusively established, the investor should seek a contractual right to terminate without penalty.

A marketing brochure, email or oral assurance from an estate agent does not provide the same protection as a properly drafted contractual condition.

Common Mistakes Made by Investors

The most frequent geographical mistakes include:

Treating Athens as Only the City Centre

The €800,000 rule covers the entire Region of Attica, including suburbs, Piraeus, rural Attica and the Islands Regional Unit.

Confusing Thessaloniki City With Thessaloniki Regional Unit

Properties outside the central municipality may still fall within the €800,000 zone.

Assuming Every Small Island Is a €400,000 Area

A small island may belong to Attica or the Regional Unit of Thira and therefore be subject to €800,000.

Assuming Every Large Island Has the Same Rule as the Mainland Region

The island population rule may place a property within the €800,000 category even where the surrounding mainland region is generally subject to €400,000.

Relying on the Advertised Surface Area

The advertised gross area may include auxiliary or unauthorised spaces that do not satisfy the 120-square-metre requirement.

Combining Several Units

Several separate apartments cannot ordinarily be combined merely to reach the required investment value.

Relying on Old Golden Visa Information

Articles referring to a general €250,000 property threshold may describe the previous legal system and should not be used for a new standard acquisition.

Frequently Asked Questions

Is the Golden Visa threshold in Athens €400,000 or €800,000?

The standard threshold throughout Athens and the wider Region of Attica is €800,000.

Is Piraeus included in the €800,000 zone?

Yes. Piraeus is part of the Region of Attica.

Does the €800,000 threshold apply to the Athens suburbs?

Yes. Northern, southern, eastern and western suburbs within the Region of Attica are covered.

Is Thessaloniki subject to the €800,000 threshold?

Yes. The entire Regional Unit of Thessaloniki is subject to the €800,000 standard threshold.

Does Halkidiki require an €800,000 investment?

Mainland Halkidiki is outside the Regional Unit of Thessaloniki and generally falls under the €400,000 rule, subject to property-specific verification.

Is Santorini subject to €800,000?

Yes. The Regional Unit of Thira is expressly included in the €800,000 category.

Does the Thira rule apply only to Santorini?

No. The Regional Unit of Thira also includes Anafi, Ios, Sikinos and Folegandros.

Is Mykonos subject to the higher threshold?

Yes. The Regional Unit of Mykonos is subject to the €800,000 minimum.

Is Crete a €400,000 or €800,000 area?

Crete falls within the €800,000 category because it is an island with more than 3,100 residents.

Is Euboea treated as mainland Greece?

No. Official Golden Visa guidance expressly treats Euboea as an island subject to the €800,000 threshold.

Can several properties be combined to reach €800,000?

The standard route generally requires the acquisition of one property.

Must the property be at least 120 square metres?

The 120-square-metre condition generally applies to standard €400,000 and €800,000 acquisitions.

Can I buy a €250,000 apartment in Athens?

An ordinary residential apartment in Athens will not qualify under the standard route at €250,000. A qualifying change-of-use or listed-building investment may potentially qualify under a special exception.

Can the Golden Visa property be rented through Airbnb?

Short-term rental use is prohibited under the revised property investment framework.

Conclusion

The geographical rules governing the Greece Golden Visa €400,000 and €800,000 thresholds must be examined carefully before any real estate transaction.

The €800,000 threshold applies to:

• The entire Region of Attica;
• The entire Regional Unit of Thessaloniki;
• The Regional Unit of Mykonos;
• The Regional Unit of Thira;
• Greek islands with populations exceeding 3,100 residents;
• Euboea.

The €400,000 threshold generally applies to other parts of Greece, including substantial areas of the mainland and qualifying smaller islands outside the specifically designated administrative zones.

The central legal lesson is that eligibility cannot be determined merely by the city name, market price or physical distance from Athens or Thessaloniki. Greek administrative boundaries, regional units and official census data must be examined.

The standard €400,000 and €800,000 routes also generally require one property with at least 120 square metres. Properties acquired under the revised regime are subject to restrictions on short-term rental use.

Special €250,000 routes remain available for qualifying commercial-to-residential conversions and listed buildings, but these options are governed by separate and stricter legal requirements.

Before signing a reservation agreement, paying a deposit or transferring the purchase price, the investor should obtain a written legal opinion confirming:

• The applicable geographical threshold;
• The property’s legal identity;
• Its qualifying surface area;
• Its title and planning status;
• Its eligibility under the relevant Golden Visa category.

A professionally structured transaction can support a renewable Greek residence permit for the investor and eligible family members. An incorrectly classified property may leave the investor with an expensive acquisition that does not qualify for the intended residence permit.

Last updated: August 2026.

This article has been prepared for general legal information and SEO publication purposes. It does not constitute individual immigration, property, tax or investment advice. The applicable threshold and eligibility of each property must be confirmed under the legislation and administrative practice in force at the time of the transaction.