Greek Golden Visa Through Real Estate: Practical Guide

Greece's government housing portal states a EUR 800,000 minimum in Attica, the Thessaloniki regional unit, Mykonos, Santorini, and islands with more than 3,100 inhabitants, and EUR 400,000 in other areas. Specific EUR 250,000 routes exist for qualifying categories such as certain listed buildings requiring restoration or eligible conversions, subject to distinct conditions.

Never choose an asset from the number alone. Confirm that location, category, area, use, contract, and payment route comply with the rule applying to the applicant. The National Registry procedure for listed property, for example, describes specific restoration and documentary conditions.

The Greek National Registry describes the listed-property investor permit as valid for five years and renewable while relevant conditions and ownership continue; it does not itself provide access to employment. Family, movement, and physical-stay rights should be confirmed for the specific application under current law.

Residence is not a passport or a promise of citizenship. Tax residence, permanent residence, and citizenship each require separate analysis of actual presence and other legal conditions.

Appoint independent Greek counsel to check title, encumbrances, litigation, planning, legal use, and registration; an engineer to inspect condition, permits, and area; and a tax adviser to model acquisition, holding, income, and disposal costs. The seller or broker should not be the sole verifier.

Obtain written confirmation that the asset, route, and payment method qualify on the contract date. Payments must use required channels and be reflected accurately in the deed and notarial certification. Know refund conditions if diligence or eligibility fails before transferring funds.

Test long-term demand, building condition, renovation cost, and resale liquidity. Current official material notes restrictions affecting short-term rental use for some residential property acquired under the route; never base returns on tourist letting without checking the exact rule for the asset.

Compare net income after tax, management, maintenance, and vacancy. Model empty periods, currency movement, and exit cost. A residence objective can justify a lower return, but that trade-off should be explicit.

Define applicants, budget, and target area; compare several assets; obtain eligibility advice; and only then sign a suitably conditional contract. Completion, registration, file assembly, official submission, and renewal planning follow.

Do not rely on a marketed timeline. The National Registry provides estimates for certain procedures but not a guarantee for an individual case. Allow time for translation, legalisation, insurance, official fees, and requests for additional documents.