Greece Golden Visa
Greece Golden Visa: a residence permit through property, from €250,000
Understand the route before you invest.
Greece gives a five-year, renewable residence permit to non-EU nationals who buy property of the right value and category. This site explains how each route works, what it costs and who can come with you, in plain words and with dated sources.
When you know which route fits, we show you one current project designed for the €250,000 route, and we tell you plainly that we are its developer.
- The €250,000 change-of-use route, explained
- A five-year residence permit, renewable while you keep the property
- Your spouse, children under 21 and parents can be included, under the rules
- No minimum stay in Greece under the current rules
- Published by the developer: you deal with us directly
- Independent legal advice encouraged, at every step
Why Greece
What a Greek residence permit can give a family
A Golden Visa is a residence permit, not a passport and not a work permit. Within those limits, it can do a lot.
A base inside the European Union
You may live in Greece for as long as the permit runs, and travel to the other Schengen countries for short stays of up to 90 days in any 180. It does not let you settle in another EU country.
One permit for the household
Your spouse or registered partner, your children under 21 and the parents of both of you can join the same application, each with a card of their own.
No obligation to live there
The current rules set no minimum stay for this permit. Whether you spend a week or the whole year in Greece, the permit stays valid while you keep the property.
A real property, in your name
The permit rests on a home you own. You can use it, let it on a long lease or keep it for later. Short-term holiday lets are banned for Golden Visa property.
Why €250,000
Three thresholds, and why one of them is €250,000
You may have read that Greece needs €400,000 or €800,000. Both are true for most homes. The lower threshold exists for a different kind of property: buildings converted from another use, such as offices or shops, into housing. The law treats them separately to bring empty buildings back into use, so a converted home qualifies at €250,000 wherever it is, and with no size rule.
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High-demand areas
Attica (Athens), the regional unit of Thessaloniki, Mykonos, Santorini and islands of more than 3,100 inhabitants
One property of at least 120.00 m² of main areas
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The rest of Greece
Everywhere else, including Patras
One property of at least 120.00 m² of main areas
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Converted to residential use
Anywhere in Greece
No minimum size, but the change of use must be made under a permitting act issued on or after April 5, 2024 and completed before you apply. A listed building restored before your first renewal also qualifies at this level.
Thresholds under Law 5038/2023, art. 100, as replaced in April 2024. The price must be paid in full before you apply. The Greek authorities decide each application.
Before you decide
Three tools that answer the first questions
- 1
Which route may fit you
Six short questions about your passport, your family, your budget and your timing. The summary lists the routes that may be relevant and the questions to take to a lawyer. It is not a verdict.
- 2
What it costs in total
The price, the transfer tax, the notary, the land registry, your lawyer and the permit fees for your family, line by line, with ranges and dates.
- 3
Greece next to other programmes
Which European countries still offer residence through investment, which have closed, and how they differ. Dated rows, official sources, no ranking.
One current opportunity
If the €250,000 route fits, here is a project designed for it
MVR 19 is a building on Mavromataion Street in Patras, Greece’s third-largest city, that is being converted from office use into 7 residences of 40.72 m² to 91.16 m², each with its own storage room. Six are offered at €250,000; the top-floor penthouse is priced on request.
The project is designed for the €250,000 change-of-use route. Eligibility is subject to completion of the change of use and to the Greek authorities’ decision; the developer’s delivery target is Q4 2027, an estimate rather than a promise.
We, TPL S.A., are the developer and seller of MVR 19 and the publisher of this site. Read our pages on the project with that in mind, and check everything independently.
How it works
From research to residence card, in nine steps
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Understand the route
Which threshold applies to the property you have in mind, and what conditions come with it.
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Choose the property
Check that it is in the right category, at the right value, with the right papers.
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Appoint an independent lawyer
Your own Greek lawyer, not the seller’s. Most steps can then be done from abroad with a power of attorney.
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Complete legal due diligence
Title, permits, the property’s legal use and, for a conversion, the permitting act and its date.
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Reserve and buy
The deed is signed before a notary and the full price is paid by bank transfer into the seller’s account in Greece.
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Make sure the conditions are met
For a converted property, the change of use must be completed before you apply.
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Submit the application
Your lawyer files it, from abroad if you wish, with the fees and documents.
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Give your fingerprints
Each applicant attends in person in Greece for biometrics; children under six are exempt.
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Await the decision
The Greek authorities decide. The law sets two months once the file is complete; in practice, allow several months.
Verify before you invest
Do not trust marketing claims. Verify them.
A purchase of this size deserves checks you can make without relying on the seller, including us.
The company
Look the seller up in the Greek Business Registry (GEMI), its VAT number on the EU’s VIES and its LEI on GLEIF.
The property
Your lawyer checks the title at the Hellenic Cadastre, the encumbrances and the permits, and whether the property was legally in another use.
The route
For a conversion: the permitting act, its date, and the engineer’s report that the change of use is complete.
The payment
Bank details only in signed documents, confirmed by phone on a number you looked up yourself. Never a change of details by e-mail.
Start with your own situation
Six questions, no sign-up, and a summary you can take to a lawyer. Or speak with us directly: a private video call about the route and the residences, at a time that suits you.
Sources
- Law 5038/2023 (Migration Code), art. 100, as replaced by Law 5100/2024, art. 64 (accessed October 13, 2026)
- Circular 1/2026 of the Ministry of Migration and Asylum (Prot. 72019, 21.04.2026), on Diavgeia (accessed October 13, 2026)
- mitos.gov.gr: investor residence permit, change of use, initial issue (accessed October 13, 2026)
- European Commission: the Schengen area and short stays (90 days in any 180) (accessed October 13, 2026)