The Greece Golden Visa grants residency to non‑EU investors who purchase qualifying real‑estate. Investment thresholds differ by property type and location, shaping where buyers can obtain the visa most efficiently.
Golden‑Visa Property Thresholds (2026)
| Threshold | Applies to | Main conditions |
|---|---|---|
| €250,000 | Commercial‑to‑residential conversions and listed buildings slated for restoration (anywhere in Greece) | No minimum size |
| €400,000 | Standard residential property outside high‑threshold zones | Minimum 120 m² |
| €800,000 | Residential property in Attica, Thessaloniki, Mykonos, Santorini, Crete, Rhodes and islands with >3,100 inhabitants | Minimum 120 m² |
In Attica (including Athens and the surrounding region) the standard residential route requires €800,000 and at least 120 m² per property.
Prime Areas for Golden‑Visa Purchases in Attica
Central Athens
- Pangrati – mix of older blocks and renovated units; good for conventional apartments and modest conversion projects.
- Koukaki – strong metro access, south of the Acropolis; suitable for long‑term residential use.
- Kolonaki – premium market with larger apartments; aligns with higher‑budget purchases rather than the €250 k entry level.
- Mets – quieter setting near the National Garden; limited supply.
Piraeus
- Large permanent resident base plus commercial stock.
- Metro Line 3 now reaches Dimotiko Theatro, improving connectivity to the airport and central Athens.
- Neighborhoods vary: Passalimani, Kastella, and Mikrolimano have distinct pricing and residential profiles; proximity to metro stations generally enhances long‑term rental appeal.
Athens Riviera (Southern Coastal Suburbs)
- Glyfada – mixed commercial and residential area; new‑build and premium housing.
- Voula – family‑oriented larger apartments and homes.
- Vouliagmeni – high‑end market with limited supply.
- Ellinikon redevelopment – 6.2 km² project adding residential districts, offices, hotels, retail, education, healthcare and a 2 km² park; includes Riviera Tower, Cove Residences, Cove Villas, Little Athens. The surrounding suburbs (Glyfada, Alimos) may feel price pressure from this large‑scale development.
Alimos & Palaio Faliro
- Closer to central Athens, integrated transport (tram, metro) and established permanent populations.
- Alimos offers marina access and benefits from the Ellinikon project without the premium of Vouliagmeni.
- Palaio Faliro features a mature apartment market; street‑level quality, building age, parking and waterfront proximity affect value.
Northern Athens Suburbs
- Kifisia – upscale suburb with larger apartments, maisonettes and detached homes; appeal lies in space, greenery and private/international schools.
- Maroussi – corporate hub with offices, shopping centres and private healthcare; attracts professionals seeking proximity to work.
Key Considerations Before Buying
- Eligibility verification – confirm the applicable threshold (€250 k, €400 k, €800 k) and that the property meets the specific category (e.g., conversion‑eligible or listed building).
- Size requirement – standard €400 k and €800 k purchases need ≥120 m²; the €250 k route has no size floor.
- Legal and planning status – check title, cadastral registration, building permits, planning compliance, and any existing encumbrances. For conversion projects, ensure the change to residential use is officially approved.
- Location factors – metro/transport links, schools, universities, hospitals, offices, parking and local services drive long‑term rental demand.
- Building condition – older structures may need upgrades to plumbing, electrical, insulation, windows, lifts or communal areas; factor these costs into return calculations.
- Total acquisition costs – beyond purchase price, budget for taxes, registration, notary, legal/technical due diligence, insurance, translation, and visa‑related fees.
- Resale liquidity – properties in well‑connected districts with good building quality and established residential infrastructure tend to sell more easily.
- Use restrictions – short‑term rentals are prohibited for Golden‑Visa properties; focus on personal use or long‑term leasing.
Additional Acquisition Costs (Indicative)
| Fee / Tax | Approximate Cost |
|---|---|
| Property transfer tax | 3.09 % of purchase price |
| Land Registry registration fee | 0.6 % of purchase price |
| Notary fee (incl. VAT) | ≈1.5 % of purchase price |
| Private health insurance | From €150 per person |
| Document translations | From €150 |
| Immigration fees | €2,000 (main investor) + €150 per adult family member |
| Residence‑permit card issuance | €16 per person |
| Annual ENFIA property tax | Varies by property value |
Note: The Greek government has announced a possible increase of the residential transfer tax for non‑EU buyers from the current 3 % to 15 %. Until legislation is finalized, the existing rates apply, but prospective investors should monitor the final law and any exemptions.
Long‑Term Rental Outlook
- Average gross yields in Athens and the wider Attica region hover around 4 %, but actual returns depend heavily on district, property condition, and purchase price.
- Central Athens and Piraeus benefit from proximity to metro stations, universities and employment centres, attracting professionals, students and expatriates.
- Northern suburbs (Kifisia, Maroussi) draw families and corporate tenants.
- Riviera locations (Glyfada, Voula, Vouliagmeni) appeal to higher‑income renters seeking larger or newer homes.
- Property attributes such as parking, energy efficiency, lift access, outdoor space and walking distance to transport can significantly affect rental performance; the 4 % figure should be treated as a benchmark rather than a guarantee.
Practical Steps for Prospective Buyers
- Identify the appropriate threshold based on budget and property type.
- Select a location that aligns with long‑term rental demand or personal use preferences.
- Conduct thorough due diligence (title search, planning permissions, building condition).
- Calculate total acquisition costs using the tax and fee table above.
- Plan for post‑purchase expenses such as ENFIA tax, insurance and property management.
- Engage qualified local professionals (lawyers, notaries, tax advisors) to ensure compliance with Golden‑Visa regulations and to facilitate registration and residence‑permit applications.
By focusing on qualifying property categories, realistic cost structures, and districts with strong long‑term demand, investors can meet the Greece Golden‑Visa requirements while positioning their assets for sustainable returns.
Source article: www.astons.com
