The acquisition of qualifying real estate in Greece is one of the principal routes to obtaining an investor residence permit.
The property-based investor residence permit is generally issued for five years and may be renewed, provided that the qualifying investment and the applicable legal requirements are maintained.
The minimum investment threshold depends on the property’s location and, in certain cases, on whether the property qualifies under a special conversion or restoration regime.
ACMA LAW FIRM assists investors with:
Assessing the applicable investment and residence permit requirements.
Identifying the correct minimum investment threshold.
Conducting comprehensive property title searches and legal due diligence.
Reviewing mortgages, prenotations of mortgage, attachments, registered claims, and other encumbrances.
Negotiating the commercial terms of the acquisition.
Drafting and reviewing preliminary agreements and related transaction documents.
Coordinating zoning, building, and technical due diligence with qualified engineers.
Preparing powers of attorney for investors residing abroad.
Reviewing payment methods, banking documentation, and source-of-funds requirements.
Coordinating with notaries, accountants, banks, real estate professionals, and technical advisers.
Completing property registration formalities.
Preparing and submitting the investor residence permit application.
€800,000 Real Estate Investment in High-Demand Locations
A minimum real estate investment of €800,000 applies in designated high-demand areas of Greece.
These include:
The Region of Attica, including Athens and the surrounding metropolitan area.
The Regional Unit of Thessaloniki.
The Regional Unit of Mykonos.
The Regional Unit of Thira, including Santorini.
Greek islands with a population exceeding 3,100 inhabitants, based on the latest census.
The investment must generally be made in a single property.
Where the investment concerns a developed property or a property for which a building permit has been issued, the principal-use areas must generally have a minimum surface area of 120 square meters.
Storage units, parking spaces, and other ancillary areas do not count toward the 120-square-meter requirement. However, their purchase price may count toward the overall investment threshold where the applicable legal requirements are satisfied.
€400,000 Real Estate Investment in Other Areas of Greece
For locations outside the designated €800,000 zones, the standard minimum real estate investment threshold is €400,000.
This category may apply to eligible properties in other cities, coastal areas, mainland destinations, and qualifying Greek islands.
Depending on the nature of the property, the investment is subject to:
The requirement that the qualifying investment be made in a single property.
The minimum principal-use floor area requirement of 120 square meters for developed properties or properties with a building permit.
The applicable co-ownership rules.
The statutory requirements governing payment, ownership, and transaction documentation.
Undeveloped land and properties without a building permit must be assessed separately under the relevant statutory and administrative rules.
€250,000 Golden Visa Through Conversion to Residential Use
A reduced minimum investment threshold of €250,000 may apply where a qualifying property is lawfully converted from a non-residential use to residential use.
Potentially eligible properties may include offices, retail premises, commercial spaces, and other existing properties that satisfy the applicable planning and conversion requirements.
The investment must relate to a single property, and the change of use must be completed before the residence permit application is submitted.
The general 120-square-meter minimum floor area requirement does not apply to this special category.
ACMA LAW FIRM reviews:
The property’s original lawful use.
The date and legal validity of the conversion.
The property’s planning and zoning status.
The required permits, technical certificates, and supporting documentation.
Whether the conversion was completed by the seller or the investor.
Whether the property existed and qualified at the relevant statutory date.
Whether the reduced-threshold residence entitlement has already been used for the property.
The restrictions applicable to the property following the conversion.
A property advertised as a “€250,000 Golden Visa investment” is not automatically eligible. A full legal, planning, and administrative review is essential before the investor commits to the transaction.
€250,000 Golden Visa Through Listed Building Restoration
A minimum investment of €250,000 may also apply to qualifying listed buildings, or parts of listed buildings, requiring restoration or reconstruction.
This route may appeal to investors seeking a Greek residence permit while participating in the preservation and redevelopment of architecturally or historically significant property.
Eligibility requires careful assessment of:
The property’s formal protected or listed status.
Ownership records and planning restrictions.
Restoration and reconstruction obligations.
Required permits and administrative approvals.
Restrictions on transferring the property before the required works are completed.
The conditions applicable to the first renewal of the residence permit.
Any prior use of the special reduced-threshold entitlement for the property.
The general 120-square-meter minimum area requirement does not apply to this category.
Completion of the required restoration or reconstruction is a critical condition for the first renewal of the residence permit, and a transfer before completion is subject to the specific statutory restrictions.
Conversion of Industrial Buildings Into Residential Property
Former industrial properties may qualify for the €250,000 reduced-threshold route when they are lawfully converted into residential property and satisfy the relevant legal requirements.
These investments require careful review of:
The building’s former industrial classification and use.
Whether industrial operations ceased for the required statutory period.
The legality and completion of the conversion to residential use.
The timing of the conversion relative to the residence permit application.
The legal status and independence of the specific unit being acquired.
The relevant engineering, planning, and notarial documentation.
Additional scrutiny is necessary where a larger redevelopment project creates multiple residential units within a former industrial building.
