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Investing and buying in Greece
One correction matters more than everything else on this page. The Greek Golden Visa has not had a flat threshold since the 2024 reform, and a great deal of still-live content says otherwise.
Last verified 12 September 2026 · 1 day ago · checked by spec-import Every figure on this page was checked against its source on this date.
Three zones, not one threshold
Where the property is decides which number applies, and the lowest tier is not a general option — it exists only for two specific kinds of property.
| Zone | Threshold | Where it applies |
|---|---|---|
| Zone A | €800,000 | The entire Region of Attica, the Regional Unit of Thessaloniki, Mykonos, Santorini, and islands with a population above 3,100 at the latest census. |
| Zone B | €400,000 | All other regions of Greece, including mainland areas and smaller islands. |
| Zone C | €250,000 | Anywhere in Greece, but only for two property types: the conversion of a commercial, industrial or office building into residential use, or the restoration or reconstruction of a listed or heritage building. |
Work it out
- Golden Visa zone checker Enter a location, size and price and see whether it qualifies.
- Property purchase cost estimator Closing costs on a specific price, including the objective-value trap.
- The Golden Visa route in full Process, documents, costs and the conditions that void applications.
- Buying property in Greece Transfer tax, notary, lawyer, registry and agent, itemised.
What a purchase costs beyond the price
All-in costs run All-in purchase costs beyond the price Some transactions land as low as 5–6% without an agent or lawyer, and as high as 12% with full professional support. Property transfer tax (FMA) 3% plus a municipal surcharge. Paid by the buyer before the deed is signed; the notary attaches proof to the deed. Charged on the higher of the agreed price or the tax authority's objective value.7% to 11% — source and verification date
3.09% — source and verification date
Three things that void a Golden Visa application
- Combining properties. The threshold must be met by one property.
- Falling short on floor area. Below of main spaces, the price is irrelevant.
120 m² — source and verification date
Golden Visa minimum property size
Measured on main spaces. Rarely binding in central Athens, where 120 m² already exceeds €800,000. Frequently fatal in Zones B and C. Check size first, price second.
- Short-term letting. Banned, with a reported consequence of
revocation plus a fine of . If your investment case needs holiday rental income, this route does not work.
€50,000 — source and verification date
Reported fine for letting a Golden Visa property short-term
Reported consequence of breach is revocation of the residence permit plus the fine.
What we could not verify
The family inclusion rules, the exact statutory citation chain, ENFIA relief and the status of capital gains tax on individual property sales are all marked as needing verification in our dataset. We have not published specifics on any of them. Those are questions for a Greek lawyer, and they are the right questions to arrive with.