How to Buy Property for the Greece Golden Visa
From choosing a threshold to completing the purchase — the property side of the Greek Golden Visa, explained in order.
This guide walks through how residency-seeking buyers select a qualifying property, carry out due diligence, and complete a purchase in Greece. It covers property matters only; legal, tax and immigration advice must come from licensed professionals.
€250,000, €400,000 or €800,000 — Which Route Fits
The first decision is not the property, it is the threshold. Location and property category determine which minimum investment applies to you.
€800,000 — Prime Zones
Applies in high-demand areas including Attica/Athens, Thessaloniki, Mykonos, Santorini and the larger Greek islands. Generally one property of at least 120 sq.m.
€400,000 — Rest of Greece
Applies to qualifying properties outside the prime zones. Also generally one property of at least 120 sq.m., which widens the choice of larger homes for the same budget.
€250,000 — Conversion & Restoration
Reserved for specific eligible categories: commercial buildings converted to residential use, or restoration of listed buildings. The 120 sq.m. rule does not drive this route; eligibility of the building does.
Thresholds and eligibility can change. Confirm the current rules with a licensed lawyer before committing to a property.
The Property Purchase, Step by Step
Most residency-driven purchases in Greece follow the same sequence. Knowing the order keeps the investment and the residency application aligned.
- Step 01
Define budget, threshold and objective
Decide whether the property is primarily a residency vehicle, a rental asset, or a future home. That answer determines the threshold, the region and the property type before any viewing takes place.
- Step 02
Shortlist locations and properties
Match the threshold to real inventory. At €800,000 the focus is central Athens, the Athenian Riviera and the major islands; at €400,000 the mainland and smaller islands open up; at €250,000 the search is for eligible conversion or listed-building projects.
- Step 03
Get a Greek tax number and bank account
A Greek AFM (tax number) and a bank account are practical prerequisites for a purchase. Your lawyer or accountant arranges the AFM, usually under a power of attorney if you are abroad.
- Step 04
Appoint a lawyer and start legal due diligence
An independent lawyer checks title, ownership history, encumbrances, mortgages and planning status at the land registry and cadastre. For conversions and listed buildings this step also confirms the property qualifies for its route.
- Step 05
Technical and valuation checks
An engineer confirms the surface area, legality of any construction, energy certificate and, where relevant, the feasibility and cost of the conversion or restoration works.
- Step 06
Reservation, preliminary agreement and deposit
Once checks are satisfactory, the property is reserved and terms are agreed. Funds must be transferred through the banking system so their origin is traceable — this matters later for the residency file.
- Step 07
Notarial deed and transfer
Property transfer tax is paid, the deed is signed before a Greek notary and registered at the land registry. The registered deed and the proof of payment are the documents the residency application relies on.
- Step 08
Submit the residence permit application
With the purchase completed, the immigration file is submitted with the deed, proof of payment, biometrics and supporting documents. Handling of that file belongs with your lawyer or immigration advisor.
What to Check Before You Commit
Clean, registered title
Confirm the seller's ownership chain and that the property is free of mortgages, liens, claims or pending inheritance issues.
Surface area on paper matches reality
For the €400,000 and €800,000 routes the 120 sq.m. minimum is measured from official documents, not marketing brochures.
Building legality and permits
Unregularised extensions, semi-outdoor conversions and undeclared spaces are common in Greece and can block or delay a transfer.
Route eligibility in writing
For the €250,000 route, get written confirmation that the conversion or listed-building restoration falls within the eligible category before you pay a deposit.
Traceable funds
The full amount should arrive from the investor's own accounts through the banking system, with documentation retained for the residency file.
Total cost, not just the price
Budget beyond the threshold for transfer tax, notary, land registry, legal and engineering fees, plus ongoing property tax and management.
How Long the Property Stage Takes
For a straightforward, ready-to-transfer property, the stretch from serious shortlist to signed notarial deed is commonly measured in a small number of months rather than weeks — most of it spent on due diligence, obtaining the tax number, opening a bank account and coordinating the notary.
Conversion and restoration projects under the €250,000 route run longer, because eligibility, permits and works have to be established before the investment counts.
The residency application itself follows the purchase and runs on the immigration authority's own timetable. Plan the property stage first, and keep every document from it.
Property Guidance, Not Legal Advice
We help international buyers understand which threshold fits their budget and objective, shortlist properties across our national office network, and connect them with the right local office. Legal, tax and immigration work is handled by licensed professionals we can introduce you to.
Golden Visa Property Questions
A purchase can generally be completed through a power of attorney granted to your lawyer, though biometrics for the residence permit are given in person. Most buyers still visit to view shortlisted properties.
Long-term letting is commonly possible, while short-term rental rules have been tightened for properties used under the programme. Confirm the current position with your lawyer before you count on rental income.
For the standard €400,000 and €800,000 routes the investment generally has to be a single property of at least 120 sq.m. Special categories can differ.
Expect property transfer tax, notary fees, land registry fees, legal fees and engineering or valuation fees, plus annual property tax afterwards. Your lawyer can quote these precisely for a specific property.
Yes, but only for specific eligible categories such as commercial-to-residential conversions and restoration of listed buildings. It is not a general lower threshold.
No. We provide property guidance and direct you to the right office, then connect you with licensed legal and immigration professionals who handle the application itself.
Request Golden Visa Property Guidance
Tell us your budget, preferred area and objective, and the Realty World Greece team will point you to the right office.
This guide is general property information, not legal, tax or immigration advice. Golden Visa thresholds, property eligibility and procedures can change. Confirm every point with licensed professionals before making an investment decision.