Greece’s Golden Visa program has evolved significantly since its launch in 2013. Today, investors have multiple real estate pathways to European residency — each with distinct thresholds, requirements, and strategic advantages. Here is a clear breakdown of your options.

Tier 1 — €800,000 | Premium Locations

This tier covers Greece’s most desirable real estate markets: the entire Attica region (Athens and Piraeus), Greater Thessaloniki, Mykonos, Santorini, and all Greek islands with populations exceeding 3,100 inhabitants. The property must be a single unit of at least 120 square meters. While the entry cost is the highest, these locations offer the strongest capital appreciation potential and consistent long-term rental demand driven by urban professionals and international residents.

Tier 2 — €400,000 | Emerging Regions

For investors looking beyond the major hubs, the rest of mainland Greece and smaller islands fall under a €400,000 threshold. The same 120-square-meter minimum applies. These regions present an opportunity to enter the market at a lower price point while benefiting from Greece’s ongoing economic growth and infrastructure development. Cities like Patras, Larissa, and Heraklion offer a blend of affordability and rising demand.

Tier 3 — €250,000 | Conversion and Heritage Projects

The original €250,000 entry point still exists, but exclusively for specialized projects. This tier covers the conversion of commercial properties — such as offices, warehouses, or retail spaces — into residential units, as well as the restoration of listed heritage buildings. There is no minimum size requirement and no geographic restriction, meaning qualifying projects can be located anywhere in Greece, including Athens and Thessaloniki. However, the conversion must have occurred after April 5, 2024, and the favorable threshold applies only to the first investor. If the property is later sold to another non-EU buyer, the standard €400,000 or €800,000 threshold kicks in.

Key Rules That Apply Across All Tiers

Regardless of which route you choose, several universal rules govern the program. Short-term rentals through platforms like Airbnb or Booking.com are strictly prohibited on Golden Visa properties. Only long-term leases of six months or more are permitted. There is no minimum stay requirement to maintain your residence permit, and the visa extends to your spouse, children under 21, and parents from both sides. After seven years of physical residency in Greece, you may become eligible to apply for citizenship.

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This article is for informational purposes only and does not constitute legal advice.