Greek Golden Visa guide

The lowest tier. Available anywhere in Greece when you invest in a listed/heritage building that you restore, or a property converted from industrial/commercial use to residential.

Who it's for

Buyers who want the lowest entry point and are willing to take on a restoration or change-of-use project.

Eligible areas

Anywhere in Greece — the tier is defined by the type of works, not the location.

Things to note

Restoration must be completed and registered. Change-of-use conversions require planning approval before residency is granted.

The middle tier — covers most of the mainland and smaller islands (population under 3,100).

Who it's for

Buyers who want a holiday home or permanent residence outside Athens/Thessaloniki and the highest-demand islands.

Eligible areas

The entire Peloponnese (Mani, Kalamata, Nafplio, Argolida, Messinia…), the mainland, and smaller islands.

Things to note

One property per investment — you can't split the €400k across several smaller properties at this tier.

The highest tier. Applies to high-demand zones where the law aims to slow the conversion of homes to short-term rentals.

Who it's for

Buyers focused on Athens, Thessaloniki, or islands such as Mykonos and Santorini.

Eligible areas

Municipality of Athens (all of Attica under the 2024 boundaries), Thessaloniki, Mykonos, Santorini, and islands with population over 3,100.

Things to note

The property may not be used for short-term Airbnb-style rentals. Long-term leases are permitted.