Tools
Golden Visa zone checker
Enter a location, a size and a price and see whether the property actually qualifies. The tool checks floor area first, because that is the condition buyers discover last and it fails properties that clear the price with room to spare.
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.
Incomplete
Fill in the remaining fields for a verdict.
- At least 120 m² of main spaces: needs attention
Enter the floor area of main spaces. Check this before you check the price. - Price at or above the zone threshold: needs attention
We could not determine a zone for this location. - Zone identified with confidence: needs attention
We could not match this location against the named Zone A list, so we have assumed Zone B. Islands with a population above the census threshold are Zone A even when they are not named here. Confirm the zone for the specific property with a Greek lawyer before you rely on the lower threshold. - Threshold met by a single property: passes
One property, as required. - No short-term or holiday letting: passes
No short-term letting planned.
A pass here means the published conditions are met on the information you entered. It is not an eligibility decision. Confirm the zone, the measured area of main spaces and the legal status of the property with an independent Greek lawyer before you commit to anything.
The rules the checker applies
- Floor area. At least of main spaces. Fails the property outright if not met, whatever the price.
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.
- Zone threshold. in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands above the census population threshold;
€800,000 — source and verification date
Golden Visa investment threshold, Zone A
elsewhere;€400,000 — source and verification date
Golden Visa investment threshold, Zone B
only for a completed commercial-to-residential conversion or a restored listed building.€250,000 — source and verification date
Golden Visa investment threshold, Zone C
This is the number most outdated content still quotes as the general threshold. It is not. It applies only to a commercial-to-residential conversion or a listed or heritage building restoration, and the work must be finished before the application is submitted.
- Single property. The threshold must be met by one property.
- Work completed. For the lowest tier, the conversion or restoration must be finished before the application is submitted.
- No short-term letting. Reported consequence of breach: revocation
plus a fine of .
€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 the purchase costs beyond the threshold
Transaction overhead runs Golden Visa transaction overhead beyond the purchase price Golden Visa application and permit costs On top of the transaction overhead.5% to 7% — source and verification date
€3,000 to €8,000 — source and verification date
Related
Questions people actually ask
Why does it check the size before the price?
Because that is the order that saves money. A property below 120 m² of main spaces fails whatever it costs, and buyers who search on price first routinely find something affordable and then discover it is 95 m². Check size first, price second.
What counts as "main spaces"?
Main spaces are the principal living areas as recorded on the property’s documentation — not the total including storage, parking or auxiliary areas. The figure on a sales listing is often the larger one. Get the measurement from the property’s legal documents and have a lawyer or engineer confirm it before you rely on it.
My island is not in your list. Which zone is it?
The tool says so rather than guessing. Zone A covers named places plus islands with a population above the census threshold, and we cannot resolve that from a name alone. Where we cannot match a location we assume Zone B and flag the uncertainty. Confirm the zone for the specific property with a Greek lawyer.
Can I buy two flats that add up to the threshold?
No. The threshold must be met by a single property. A jointly owned single property can support more than one main applicant, such as a married couple, subject to the ownership-share rules — but that is not the same as combining two properties.
Why does the short-term rental question matter so much?
Because letting a Golden Visa property short-term is banned, with a reported consequence of revocation plus a fine of €50,000. If your financial case for the purchase depends on holiday rental income, this route does not work, and anyone telling you otherwise is not looking after your interests.
Does a pass here mean my application will succeed?
No. It means the published conditions are met on the information you entered. Applications also turn on the source of funds, criminal record checks, the legal status of the property, and details of your own circumstances that this tool does not ask about.