Buying Property in Athens for a Golden Visa: Legal Requirements and Application Process in 2026

Introduction

Buying property in Athens for a Golden Visa remains one of the most popular residence-by-investment options for non-European Union nationals. However, the legal framework has changed substantially, and the historical assumption that any property worth €250,000 can support a Golden Visa application is no longer correct.

Under the current Greek Golden Visa rules, the standard minimum investment for an ordinary residential property located in Athens is €800,000. The higher threshold applies not only to the Municipality of Athens but to the entire Region of Attica, including central Athens, the northern and southern suburbs, Piraeus, Eastern Attica, Western Attica and the islands administratively belonging to Attica. The standard property must generally constitute one property and contain at least 120 square metres of qualifying main-use space. Short-term rental use is also prohibited under the revised framework.

Special €250,000 investment routes remain available for certain properties whose use is lawfully converted from commercial or industrial use into residential use and for qualifying listed or protected buildings. These exceptions are governed by detailed legal and technical requirements and should not be confused with the ordinary purchase of a residential apartment.

The principal legislation governing the program is the Greek Migration Code, Law 5038/2023, as amended by Law 5100/2024. The new Migration Code entered into force on 31 March 2024, while the later amendments reorganised the real estate investment thresholds and introduced additional conditions designed to control pressure on the Greek housing market.

This guide explains the legal requirements for obtaining a Golden Visa through an Athens real estate investment, the available investment categories, the property purchase procedure, the documents required, the taxes and expenses involved, and the principal risks that foreign investors should address before transferring funds.

What Is the Greece Golden Visa?

The Greece Golden Visa is a residence permit granted to qualifying third-country nationals who complete an investment recognised under Greek immigration law.

A third-country national is generally a person who is not a citizen of Greece, another European Union Member State, the European Economic Area or Switzerland.

Under the real estate route, an investor acquires qualifying property in Greece and applies for a residence permit for investment purposes. The resulting permit is generally valid for five years and may be renewed for further five-year periods if the qualifying investment and the other statutory conditions continue to exist. Current Greek administrative procedures expressly provide a five-year validity period for property-based Golden Visa permits.

The residence permit allows the investor to reside legally in Greece. It may also provide qualifying family members with linked residence rights, subject to separate applications and documentary requirements.

The Golden Visa does not amount to:

• Automatic Greek citizenship;
• A Greek passport;
• European Union citizenship;
• An unrestricted right to work in Greece;
• An automatic right to settle permanently in another EU country;
• Automatic Greek tax residence.

The immigration, tax and citizenship consequences of the investment must therefore be examined separately.

Does the €800,000 Threshold Apply to All of Athens?

Yes. For an ordinary property acquisition, the standard minimum investment is €800,000 throughout the Region of Attica.

The rule does not apply only to central Athens or to expensive neighbourhoods such as Kolonaki, Plaka or the Athenian Riviera. It covers the entire administrative Region of Attica.

This includes, among other areas:

• The Municipality of Athens;
• Central Athens;
• North Athens;
• South Athens;
• West Athens;
• Piraeus;
• Eastern Attica;
• Western Attica;
• The Islands Regional Unit of Attica.

Consequently, the €800,000 threshold generally applies to properties located in areas such as Glyfada, Voula, Vouliagmeni, Palaio Faliro, Kifisia, Marousi, Chalandri, Piraeus, Rafina, Saronida, Lavrio, Spata and other locations within Attica.

An estate agent’s description of a property as being “outside Athens” is not legally decisive. A property may be located far from the centre of Athens but still fall within the €800,000 category because it remains within the Region of Attica.

The applicable threshold should therefore be confirmed through the property’s title deed, cadastral registration, municipality and regional-unit classification before the buyer signs a reservation agreement.

The Standard €800,000 Athens Property Route

A foreign investor seeking to obtain a Golden Visa by purchasing an ordinary residential property in Athens must generally satisfy three core property requirements:

1. The acquisition value must be at least €800,000;
2. The investment must generally concern one property;
3. The property must contain at least 120 square metres of main-use space.

Enterprise Greece confirms that the €800,000 threshold applies in the greater Athens market and that properties acquired under the revised standard route must generally be at least 120 square metres.

The Purchase Price Must Reach €800,000

The purchase price recorded in the notarial deed must satisfy the applicable minimum threshold.

A residential apartment purchased for €750,000 does not qualify under the standard Athens route merely because the investor later pays additional amounts for furniture, renovation, taxes, legal services or property management.

The qualifying amount concerns the legally recognised investment in the property. Transaction expenses are normally separate from the acquisition value.

Artificially increasing the contractual value of a property without a genuine commercial basis may create serious tax, banking, anti-money-laundering and contractual risks. The price stated in the deed should reflect a genuine and fully documented transaction.

One Property Requirement

The standard €800,000 route generally requires the acquisition of one property.

An investor cannot ordinarily purchase four separate apartments worth €200,000 each and combine their values to reach the threshold.

The single-property condition must be assessed by reference to the legal identity of the real estate rather than its physical appearance. Several units located on the same floor or within the same building may still constitute separate horizontal properties with individual cadastral numbers and title deeds.

Before purchasing a large apartment, maisonette, villa, office floor or building, the lawyer should review:

• The property title;
• The horizontal or vertical ownership deed;
• The cadastral identification number;
• The building regulation;
• The floor plans;
• Any separate titles for parking and storage areas.

A property marketed as one investment project may legally consist of several independent properties. This distinction may determine whether the acquisition qualifies.

The 120-Square-Metre Rule

The standard property must generally contain at least 120 square metres of qualifying main-use space.

This requirement should not be assessed solely by relying on the gross surface area stated in a sales advertisement.

The advertised figure may include:

• Balconies;
• Terraces;
• Storage rooms;
• Parking spaces;
• Basements;
• Common areas;
• Enclosed semi-outdoor areas;
• Unauthorised extensions;
• Spaces legally registered for auxiliary use.

The investor should obtain a technical report confirming the legally recognised main-use area.

The engineer should compare:

• The building permit;
• Approved architectural plans;
• The Electronic Building Identity;
• The title deed;
• The cadastral record;
• Planning regularisation documents;
• The property’s current physical condition.

For example, a property advertised as 125 square metres may fail to satisfy the requirement if only 110 square metres are legally classified as residential main-use space.

Can an Investor Still Obtain an Athens Golden Visa for €250,000?

Potentially, but only through a specific legal exception.

The two principal €250,000 real estate routes are:

• The acquisition of qualifying property converted from commercial or industrial use into residential use;
• The acquisition of a qualifying listed or protected building.

These routes may be used in Athens despite the standard €800,000 threshold, provided that every special statutory condition is satisfied.

An ordinary residential apartment that has always been legally classified as a residence does not become eligible for the €250,000 threshold simply because its market value is €250,000.

The €250,000 Commercial-to-Residential Conversion Route

A commercial property in Athens may potentially support a Golden Visa where its main spaces are lawfully converted into residential use.

The applicant must acquire full ownership and possession of one qualifying property with a minimum acquisition value of €250,000. Unlike the standard €800,000 route, the 120-square-metre restriction does not apply to this special category.

Potential properties may include:

• Offices;
• Shops;
• Professional premises;
• Warehouses;
• Industrial premises;
• Former commercial buildings;
• Other legally recognised non-residential spaces.

Physical Renovation Is Not Sufficient

A commercial property does not become legally residential merely because the developer installs a kitchen, bathroom, bedroom or residential furniture.

The property’s legally authorised use must be changed in accordance with Greek planning and building law.

The official administrative procedure requires the change of use to be completed after 5 April 2024 and before the Golden Visa application is submitted. Where a relevant permit existed before that date, the authorities may require the property file or permit to have been lawfully revised or updated after the new rules entered into force.

An engineer’s technical report must certify the change of use by reference to the building permit, file update, small-scale works approval, permit revision or other relevant planning document.

Industrial Building Requirements

Where the property is located in an industrial building, the engineer may also need to certify that no industrial activity has been installed and operating in the building during the previous five years.

This may be proved through electricity disconnection certificates, E2 tax declarations or other documents issued by tax or public authorities.

Legal Risks of Conversion Properties

The €250,000 conversion route may appear financially attractive, but it presents significant legal and technical risks.

Common problems include:

• The change of use has not been legally completed;
• The property remains registered as an office or shop;
• The condominium regulation prohibits residential use;
• The building permit does not permit conversion;
• The property contains unauthorised construction;
• Fire-safety requirements have not been satisfied;
• The property lacks lawful residential ventilation or access;
• The seller has obtained only preliminary approval;
• The conversion was completed before the legally relevant date;
• The deed is signed before the conversion documentation is finalised.

A purchase agreement should contain clear conditions protecting the investor if the conversion is not completed or if the property does not qualify for the Golden Visa.

The €250,000 Listed-Building Route

A separate €250,000 route applies to qualifying listed or protected properties.

The investor must acquire full ownership and possession of:

• A listed building;
• Part of a listed building;
• A property containing a listed building;
• A building that must be restored or reconstructed under the applicable legal framework.

The minimum acquisition value must be €250,000. The investor must also prove that the property has been formally designated as listed, either in its entirety or, in some cases, in respect of its façade.

An old building does not automatically qualify.

The property must have an official legal designation, normally established through the relevant administrative act and Government Gazette publication.

Restoration Risks

Listed buildings may be subject to strict restoration and preservation obligations.

Before purchasing, the investor should investigate:

• The exact scope of the protected status;
• Whether the façade, interior or entire structure is protected;
• Permitted uses;
• Structural condition;
• Restoration deadlines;
• Required heritage approvals;
• Restrictions on demolition or alteration;
• The cost of specialist architectural works;
• The possibility of archaeological supervision;
• Renewal consequences if restoration is not completed.

A listed property purchased for €250,000 may require substantial additional expenditure. The lower investment threshold does not mean that the total project cost will necessarily be lower than a standard residential acquisition.

Short-Term Rental Restrictions

A property acquired under the revised Golden Visa rules may not be used for short-term rental activity.

Enterprise Greece expressly confirms that residential real estate acquired under the new framework may not be used for short-term rentals.

This restriction is particularly important in Athens, where many investors previously expected to operate properties through Airbnb or similar platforms.

A Golden Visa investment model should not be based on projected short-term holiday rental income unless a lawyer has confirmed that the proposed use is legally permitted under the specific investment category.

Long-term residential leasing may potentially remain available, subject to:

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

Violation of property-use restrictions may expose the investor to administrative penalties and may affect the immigration status supported by the property.

Who Can Apply?

A principal applicant must generally:

• Be a third-country national;
• Hold a valid passport or recognised travel document;
• Have entered Greece lawfully or satisfy the applicable filing conditions;
• Complete a qualifying investment;
• Pay the purchase price through an approved and traceable payment method;
• Hold valid private health insurance;
• Not present a threat to public order, public security or international relations;
• Submit the required documents and biometric data;
• Pay the applicable government fees.

Current Greek procedures require a valid travel document, lawful entry status, private insurance and compliance with public-order and security requirements.

Applicants should also expect detailed anti-money-laundering and source-of-funds checks.

Banks, notaries, lawyers and other regulated professionals may request:

• Personal and corporate bank statements;
• Tax returns;
• Employment records;
• Company financial statements;
• Dividend resolutions;
• Evidence of a previous property sale;
• Inheritance documents;
• Loan agreements;
• Company ownership records;
• Evidence explaining the lawful economic origin of the funds.

Having sufficient money in a bank account is not always enough. The applicant may need to demonstrate how the money was lawfully earned or acquired.

Approved Payment Methods

The qualifying consideration must be paid in full through an authorised and traceable payment method.

Current official procedures recognise payment methods including:

• Crossed bank cheque;
• Bank credit transfer;
• Payment through an authorised POS terminal by credit or debit card.

The beneficiary’s payment account must be held with an eligible credit institution or payment service provider operating in Greece. The payment may also be made by the investor’s spouse or relatives by blood or marriage up to the second degree, subject to the required evidence and compliance review.

Cash payments, informal set-offs, undocumented transfers or payments to unrelated third-party accounts may create serious eligibility risks.

The notarial documentation must accurately record:

• The purchase price;
• The payment method;
• The relevant bank accounts;
• The completion of the payment;
• The parties’ details;
• Any contractual conditions;
• Whether the property has previously been used to support another investor’s residence permit.

The Athens Property Purchase and Golden Visa Process

Step 1: Determine the Correct Investment Category

The investor must first determine whether the proposed acquisition falls under:

• The standard €800,000 Athens route;
• The €250,000 change-of-use route;
• The €250,000 listed-building route;
• Another legally recognised investment category.

This determination should be completed before a non-refundable reservation fee is paid.

Step 2: Obtain a Greek Tax Identification Number

A buyer will generally need a Greek Tax Identification Number, known as an AFM, before purchasing property.

The AFM application may be made electronically, and it may be submitted by the applicant, a legal representative, a tax representative or another person holding specific authorisation.

The AFM is required for:

• The purchase transaction;
• Transfer-tax filing;
• Property registration;
• E9 declarations;
• ENFIA obligations;
• Rental-income reporting;
• Other Greek tax procedures.

Step 3: Appoint a Greek Lawyer

A foreign investor should appoint an independent Greek lawyer before signing any property-related document.

The lawyer may assist with:

• Reviewing the Golden Visa category;
• Obtaining an AFM;
• Preparing a power of attorney;
• Conducting title due diligence;
• Negotiating the reservation agreement;
• Reviewing the notarial deed;
• Coordinating payment;
• Monitoring cadastral registration;
• Filing the residence permit application;
• Preparing family applications;
• Handling renewal.

The investor should not rely exclusively on a lawyer, notary or adviser selected and paid by the seller or developer. Independent representation reduces the risk of conflicting interests.

Step 4: Execute a Power of Attorney

Many transactional and immigration steps may be completed through a lawyer acting under a valid power of attorney.

The power of attorney may be executed before:

• A Greek consular authority;
• A Greek notary;
• A competent foreign notary or authority.

A foreign power of attorney may require a Hague Apostille or consular legalisation, followed by official translation into Greek.

The document should expressly authorise the lawyer to perform the necessary tax, banking, notarial, cadastral and immigration procedures.

Step 5: Conduct Legal Due Diligence

Legal due diligence should be completed before the buyer becomes unconditionally bound.

The investigation should cover:

• The seller’s identity and authority;
• Ownership title;
• Chain of title;
• Mortgages;
• Prenotations of mortgage;
• Seizures;
• Easements;
• Court claims;
• Inheritance disputes;
• Cadastral registration;
• Boundaries and surface area;
• Existing leases;
• Condominium regulations;
• Planning restrictions;
• Previous use of the property for another Golden Visa;
• Restrictions affecting foreign ownership.

The lawyer should also confirm that the seller has the legal capacity to transfer full ownership and possession.

Step 6: Conduct Technical and Planning Due Diligence

A Greek engineer should inspect the property and review its planning file.

The technical investigation should include:

• Building permits;
• Approved floor plans;
• Electronic Building Identity;
• Legally registered use;
• Main-use surface area;
• Structural alterations;
• Unauthorised construction;
• Planning regularisations;
• Energy performance;
• Fire-safety compliance;
• Change-of-use documentation;
• Protected-building status.

Legal title due diligence and technical due diligence are separate. A property may have a clear ownership title but still contain serious building or planning violations.

Step 7: Sign a Reservation or Preliminary Agreement

Any reservation agreement should clearly state:

• The purchase price;
• The Golden Visa category;
• The applicable threshold;
• The property’s legal area;
• The deposit amount;
• Whether the deposit is refundable;
• The deadline for due diligence;
• The seller’s obligations;
• The buyer’s termination rights;
• The consequences of Golden Visa ineligibility.

A provision stating only that the property is “Golden Visa suitable” may be insufficient.

The buyer should seek an express right to terminate and recover the deposit where an independent legal or technical review establishes that the property does not qualify.

Step 8: Pay the Real Estate Transfer Tax

The buyer is generally responsible for Greek real estate transfer tax.

The standard rate is 3% of the taxable value. The principal tax is also subject to a municipal levy calculated at 3% of the transfer tax. The tax declaration and payment must generally be completed before the notarial purchase contract is executed.

The exact tax treatment may vary where a transaction falls within a different VAT or development regime. A Greek tax adviser should confirm the applicable treatment before completion.

Step 9: Sign the Notarial Purchase Deed

Greek real estate transfers are generally completed through a notarial deed.

The deed should accurately identify:

• The buyer and seller;
• The property;
• The cadastral number;
• The acquisition value;
• The payment method;
• The ownership rights transferred;
• Planning and building documents;
• Any conditions affecting completion;
• The property’s relevance to the Golden Visa.

The notary’s certificate is an important part of the residence permit file. Current official procedures require certification of the parties, property, consideration, payment method and whether the property has previously been used for another investor permit.

Step 10: Register the Acquisition

The deed must be submitted to the competent Land Registry or Hellenic Cadastre.

Current procedures require proof of registration or proof that the registrable deed has been submitted to the competent cadastral office.

Without effective registration, the investor may be unable to establish ownership for immigration and renewal purposes.

Step 11: Submit the Golden Visa Application

The residence permit application is submitted online with the required supporting documents.

The file generally includes:

• Passport or recognised travel document;
• Evidence of lawful entry or visa exemption;
• Private health insurance;
• Notarial purchase deed;
• Notary’s certificate;
• Proof of cadastral registration or filing;
• E9 property declaration;
• Proof of payment;
• Government fee receipts;
• Photograph and biometric documentation;
• Technical reports for special investment categories;
• Corporate ownership evidence where the property is acquired through an eligible legal entity.

Current administrative procedures provide for digital submission and examination of the supporting documents.

Step 12: Complete Biometric Enrolment

The applicant must complete the required biometric process for the electronic residence card.

Although a lawyer may handle much of the purchase and application through a power of attorney, the applicant will generally need to attend for biometric enrolment.

Each qualifying family member must also complete an individual residence permit procedure.

Government Fees and Processing

The current official administrative procedure lists:

• A €2,000 government fee for the principal investor residence permit;
• A €16 charge for production of the electronic residence permit card.

The official estimated administrative processing period for certain current property categories is approximately 50 to 60 days. This is an administrative estimate rather than a guaranteed result.

Actual completion may take longer where:

• Biometric appointments are delayed;
• Documents are incomplete;
• Cadastral registration is pending;
• The authority requests additional evidence;
• Source-of-funds checks remain unresolved;
• The property classification is disputed.

Family Residence Rights

The Golden Visa framework may allow the principal investor’s qualifying family members to obtain linked residence permits.

Depending on the applicable legal conditions, eligible family members may include:

• The investor’s spouse or legally recognised partner;
• Qualifying unmarried children;
• Qualifying children of the spouse or partner;
• Parents of the investor;
• Parents of the investor’s spouse or partner.

Each family member requires a separate application and residence card.

Foreign marriage certificates, birth certificates and family registry documents will generally need to be apostilled or otherwise legalised and officially translated into Greek.

The residence status of family members is normally linked to the principal investor and the continuing validity of the qualifying investment.

Can a Golden Visa Holder Work in Greece?

The property-based Golden Visa does not itself grant unrestricted access to salaried employment in Greece.

The official procedure for listed-property investors expressly states that the investor residence permit does not create access to employment.

The holder may potentially:

• Own shares in a company;
• Receive dividends;
• Receive rental income;
• Hold investment assets;
• Participate in business ownership within the limits of applicable law.

However, personally working as an employee or carrying out a regulated professional activity may require a separate residence or work authorisation.

Tax Obligations of an Athens Property Owner

Buying property does not automatically make the investor a Greek tax resident.

Greek tax residence is determined under separate legal criteria, including residence, habitual presence and personal or economic connections.

A non-Greek tax resident is generally subject to Greek taxation on Greek-source income, including income arising from real estate situated in Greece. Applicable double-taxation treaties may affect the final treatment.

E9 Property Declaration and ENFIA

The new owner must ensure that the property is correctly included in the E9 real estate declaration.

ENFIA is the annual unified property tax imposed on real estate located in Greece. It is calculated by reference to property held on 1 January of each year and takes account of the property’s characteristics.

Rental Income

Where the property is lawfully rented, the investor must report the rental income and comply with Greek tax rules.

The investor should also review whether a double-taxation agreement exists between Greece and the investor’s country of tax residence.

Renewal of the Golden Visa

The Golden Visa may generally be renewed for additional five-year periods where the investor continues to hold the qualifying property and satisfies the relevant conditions.

The Ministry’s renewal guidance requires the real estate to remain under the investor’s ownership and possession or the qualifying lease to remain in force.

Before renewal, the investor should verify:

• Continued ownership;
• Continued satisfaction of the investment conditions;
• Compliance with rental restrictions;
• Valid passport;
• Valid health insurance;
• E9 and ENFIA compliance;
• Completion of any restoration obligation;
• Family-status changes;
• Whether children remain within the eligible category.

Selling the qualifying property without an immigration-compliant replacement strategy may result in loss or non-renewal of the residence permit.

Can the Athens Golden Visa Lead to Greek Citizenship?

The Golden Visa does not provide automatic Greek citizenship.

Naturalisation is a separate legal procedure and generally requires actual lawful residence, integration and compliance with the Greek Citizenship Code. Greece continues to apply a standard seven-year residence framework for many ordinary third-country national naturalisation applicants.

An investor should not assume that merely holding a Golden Visa for seven years while living primarily outside Greece will be sufficient.

Naturalisation may involve:

• Evidence of actual residence;
• Greek-language knowledge;
• Knowledge of Greek history and institutions;
• Economic and social integration;
• Tax compliance;
• Genuine links to Greece;
• Absence of disqualifying criminal convictions.

The Golden Visa should therefore be viewed as a residence-by-investment program rather than a guaranteed passport route.

Common Legal Risks When Buying Golden Visa Property in Athens

Purchasing Below the Correct Threshold

An ordinary Athens residential property worth less than €800,000 will generally not qualify under the standard route.

Relying on Outdated €250,000 Information

Many online articles and advertisements still refer to the old general €250,000 threshold.

Buying Several Separate Units

Separate apartments cannot ordinarily be combined to satisfy the standard single-property requirement.

Failing the 120-Square-Metre Test

The advertised area may include auxiliary or unauthorised spaces.

Purchasing an Incomplete Conversion Project

A commercial property may be physically renovated but remain legally non-residential.

Ignoring Condominium Regulations

The building regulation may prohibit residential conversion or the intended use.

Title and Cadastral Defects

Mortgages, seizures, inheritance disputes or cadastral inconsistencies may prevent effective acquisition.

Improper Payment Structure

Payments outside the approved banking channels may undermine the residence application.

Short-Term Rental Violations

Using the property for prohibited short-term rentals may lead to administrative and immigration consequences.

Misleading Guaranteed-Return Agreements

A developer’s rental guarantee or buyback promise is a private contractual obligation, not a guarantee from the Greek state.

Frequently Asked Questions

How much must I invest in property in Athens for a Golden Visa?

The standard minimum investment for an ordinary property in Athens and the wider Region of Attica is €800,000.

Can I buy two apartments worth €400,000 each?

The standard route generally requires one property. Two legally separate apartments cannot ordinarily be combined.

Must the property be at least 120 square metres?

Yes, the standard €800,000 route generally requires at least 120 square metres of main-use space.

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

An ordinary residential apartment will generally not qualify at €250,000. A property may qualify through the special change-of-use or listed-building routes if all legal requirements are satisfied.

Can an office be converted into a Golden Visa apartment?

Potentially. The conversion must be legally completed and properly certified before the residence permit application.

Can I rent the property through Airbnb?

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

Can I rent the property long-term?

Long-term leasing may potentially be permitted, subject to the property category, tenancy law, tax rules and other applicable restrictions.

Do I need to live in Athens permanently?

The ordinary renewal framework focuses principally on maintaining the qualifying investment. Actual residence is, however, relevant for tax residence, long-term residence and citizenship.

Can my family apply with me?

Qualifying family members may generally obtain linked residence permits through separate applications.

Does the Golden Visa allow me to work in Greece?

The property investor permit does not itself grant unrestricted access to employment.

How long is the residence permit valid?

The property-based permit is generally valid for five years and may be renewed if the legal conditions continue to be satisfied.

Does buying property guarantee approval?

No. The investor, property, payment method and supporting documents must all satisfy the immigration requirements.

Conclusion

Buying property in Athens for a Golden Visa remains an attractive route to Greek residence, but the transaction must be structured in accordance with the current legal framework.

For an ordinary residential acquisition, the principal requirements generally include:

• A minimum investment of €800,000;
• Acquisition of one qualifying property;
• At least 120 square metres of main-use space;
• Full and traceable payment;
• Proper title and cadastral registration;
• Compliance with the short-term rental prohibition;
• Submission of a complete residence permit application.

Special €250,000 routes remain available for qualifying commercial-to-residential conversions and listed buildings. However, these categories involve additional planning, technical, heritage and contractual risks.

The investor should not sign a reservation agreement, pay a non-refundable deposit or transfer the purchase price solely because a seller or estate agent describes the property as “Golden Visa approved.”

Before completion, the investor should obtain:

• A written immigration eligibility assessment;
• Independent title due diligence;
• An engineer’s technical report;
• Confirmation of the legally registered surface area;
• Confirmation of the property’s lawful use;
• A source-of-funds review;
• A tax-cost calculation;
• A carefully drafted purchase agreement.

A properly structured Athens property investment can support a renewable residence permit for the investor and eligible family members. An incorrectly structured transaction may result in the acquisition of an expensive property that does not qualify for the intended Golden Visa.

Legal and technical due diligence should therefore be completed before the investor becomes legally or financially committed to the purchase.

Last updated: August 2026.

This article is prepared for general legal information and SEO publication purposes. It does not constitute individual immigration, property, tax or investment advice. The eligibility of a particular applicant or property must be examined under the legislation and administrative practice in force at the time of the transaction.