What is Greece Golden Visa?
Greece Golden Visa is a residence-by-investment program launched in 2013 that grants 5-year renewable EU residence permits to non-EU citizens making a real estate investment of at least €250,000 in Greece. Renewed every 5 years as long as the investment is maintained, with full Schengen-area travel rights.
Compared to Spain (€500K), Portugal (€500K post-2024), and Malta (€700K+), Greece offers the most affordable EU residency through real estate investment. Thessaloniki specifically offers properties at the €250K threshold while Athens prices push beyond €500K.
Greece vs Spain vs Portugal vs Malta — Golden Visa Comparison
As of 2026, Greece's €250,000 entry threshold is the most affordable Golden Visa programme in the European Union. Here is a side-by-side comparison of the four leading European residency-by-investment programmes.
| Country | Min. Investment | Stay Required | Citizenship |
|---|---|---|---|
| Greece | €250,000 | None | 7 years |
| Spain | €500,000 | None | 10 years |
| Portugal | €500,000+ | 7 days/year | 5 years |
| Malta | €700,000+ | Required | 5+ years |
Greece offers the lowest entry cost (€250K) and zero stay requirement, with a clear path to EU citizenship after 7 years of legal residence.
Greek Investment Thresholds by Region (2026)
After the 2024-2025 reform, Greek Golden Visa real estate thresholds split into three tiers: €250,000 in lower-demand regions (most of Thessaloniki and Halkidiki), €400,000 in mid-tier zones, and €800,000 in premium zones (central Athens, Mykonos, Santorini). Selanik remains the most accessible entry point.
| Region | Min. Investment | Note |
|---|---|---|
| Thessaloniki (Selanik) | €250,000 | AkroHouses primary region |
| Halkidiki | €250,000 | Coastal / vacation |
| Other regional cities | €400,000 | Mid-tier zones (2024 reform) |
| Athens (premium) | €800,000+ | Kolonaki, Glyfada — high-demand |
| Mykonos / Santorini | €800,000+ | Premium island tier |
€800K zone + €250K Golden Visa? Yes — via Use-Change Conversion.
In Greek municipal zoning, a property's investment threshold is tied to its final permitted use category. AKROHOUSES specialises in legally converting commercial-zoned buildings into residential apartments through the official “use-change” (αλλαγή χρήσης) procedure — registered with the local urban planning office. The result: a fully residential, Golden Visa-eligible apartment in a region where the headline rate is €800,000, but where our delivered units qualify under the €250,000 threshold for the investor.
This is why our Selanik portfolio (notably Menemen) can offer Golden Visa eligibility at €250K in neighbourhoods that would otherwise require €800K — without legal risk, fully documented through the official use-change process.
→ Ask us about Menemen — currently delivering use-change conversion units.
Greece Golden Visa Eligibility & Requirements
- Investment threshold: €250,000 in real estate (most regions); some Athens/Mykonos zones require €500,000.
- Investor age: 18+
- Clean criminal record from country of residence
- Health insurance covering Greece
- Family inclusion: spouse, children under 21 (extended through 24 if dependent), parents of both spouses
- No minimum stay requirement — visit Greece anytime, no residency obligation
Selanik (Thessaloniki) Advantage
Thessaloniki — Greece's second-largest city — offers the strongest value proposition for €250K Golden Visa investments. Modern infrastructure, EU lifestyle, growing rental market, strong Turkish community connections, and 1-hour direct flight from Istanbul. AkroHouses operates exclusively in this region with 3 active projects:
- Menemen — city-center commercial-to-residential conversion
- Analipsi — €290K modern apartment, just delivered
- Margaropoulou — established residential
Greece Golden Visa Process — Step by Step
- Initial consultation — 30-minute strategy call to clarify budget, family size, timeline
- Property selection — virtual tour or in-person visit to 3-5 shortlisted projects
- Reservation — €5K-€10K reservation fee, property held while you finalize
- Legal due diligence — our network lawyer verifies title, no liens, planning compliance
- Purchase contract & transfer — notary public, tax payment, title registration
- Visa application — file with Greek Migration Office, biometric appointment
- Residence card issued — 8-12 weeks processing, valid 5 years
Cost Breakdown — Total Investment
| Item | Cost |
|---|---|
| Property purchase (minimum) | €250,000 |
| Transfer tax (~3.09%) | ~€7,725 |
| Notary, lawyer, registry | €4,000-€6,000 |
| Visa application fee (per family member) | €2,000 |
| Total (single applicant) | ~€264,000 |
Frequently Asked Questions
Do I need to live in Greece to maintain the Golden Visa?
No. There's no minimum stay requirement. As long as you maintain ownership of the qualifying property, the Golden Visa is renewed every 5 years.
Can I rent out my Golden Visa property?
Yes. Rental income is fully allowed and provides ongoing yield. Thessaloniki short-term and long-term rental yields range 4-7% annually.
Does Golden Visa lead to Greek citizenship?
Yes — after 7 years of legal residence (Golden Visa years count), you can apply for naturalization, requiring a Greek language exam (B1 level) and integration test.
What's the difference between €250K and €500K zones?
Since 2024, certain high-demand areas (parts of Athens, Mykonos, Santorini) require minimum €500K. Thessaloniki, Halkidiki, and most regions still maintain the €250K threshold — making them the smartest entry point.
Can my parents and children come with me on the Golden Visa?
Yes. The Greek Golden Visa includes spouse, children under 21 (extended to 24 if financially dependent), and the parents of both spouses. All family members receive 5-year residence permits with full Schengen mobility.
What if I sell the property — do I lose the Golden Visa?
Yes — if you sell the qualifying property without replacing it with another Golden Visa-eligible asset before renewal, the residence permit cannot be renewed. However, you can sell and reinvest in another qualifying property to maintain the visa.
Can I work in Greece with a Golden Visa?
Direct employment is restricted under the Golden Visa, but you may operate as a business owner, shareholder, or self-employed entrepreneur. Many investors establish a Greek IKE company. Family members can pursue education and limited employment based on the dependent permit terms.
Do I need to know Greek to apply?
No. The Golden Visa application requires no Greek language proficiency. Greek is only needed if you later pursue citizenship (B1 level after 7 years). AkroHouses provides full Turkish-language support throughout the investment and visa process.
How does the Greek Golden Visa compare to Turkish citizenship-by-investment?
Turkish citizenship-by-investment requires $400,000 real estate (held 3 years) and grants Turkish citizenship. The Greek Golden Visa requires €250,000 and grants 5-year EU residence with Schengen access — a path to EU citizenship after 7 years. The two programmes serve very different goals.
What is the minimum investment for Greece Golden Visa in 2026?
As of 2026, following the 2024-2025 reform, the minimum varies by region: €800,000 in high-demand zones (Athens premium, Mykonos, Santorini), €400,000 in other major cities, and €250,000 in lower-demand areas including Thessaloniki — making Selanik the smartest entry point for Turkish investors.
How long does the Greek Golden Visa application take?
On average 6-12 months. Title registration, AFM tax number, biometric appointment, and visa card delivery are typically completed in around 8 months in Selanik with AkroHouses' end-to-end support.
Which Greek regions still qualify at the €250,000 threshold?
Most regions outside premium zones still maintain the €250,000 threshold, including most of Thessaloniki and surrounding Central Macedonia. Athens premium districts, Mykonos and Santorini moved to €800,000 in 2024. The exact eligible neighbourhoods change annually — confirm with the official Greek migration service or with us.
What changed in the 2024-2025 Greece Golden Visa rules?
The key 2024-2025 changes: investment threshold raised to €800,000 in high-demand zones (was €500K), short-term Airbnb-style rental restricted in Golden Visa properties in some regions, and stricter property age & habitable-area requirements. Selanik (Thessaloniki) remains accessible at €250,000 for most properties.
Step-by-step: how do I apply for Greece Golden Visa?
Six steps: (1) property selection and legal due diligence, (2) Greek tax number (AFM), (3) Greek bank account, (4) title transfer at notary, (5) residence permit application with biometrics, (6) residence card issued in 8-12 weeks. AkroHouses handles steps 1-4 directly and coordinates 5-6 with our legal network.
Can a single Golden Visa cover my entire family?
Yes — without additional investment. The visa includes the spouse, children under 21, full-time students aged 21-24, and dependent parents of both spouses. All family members receive equivalent 5-year residence cards with full Schengen mobility.
What property types qualify for Golden Visa in Selanik?
Residential apartments, mixed-use buildings, and commercial properties (above the threshold) all qualify. AkroHouses' Selanik portfolio focuses on residential conversions and modern apartments around Analipsi, Eptalofou and Margaropoulou — all close to harbour and main transit lines.
Does Greece Golden Visa give me free travel across Schengen?
Yes — Schengen visa-free travel across all 27 Schengen countries. Note: this grants residence rights, not work rights elsewhere. For long-term work or residence in another EU country, you must apply separately.
How can AKROHOUSES offer €250K Golden Visa in €800K zones?
Through the official Greek 'use-change' (αλλαγή χρήσης) procedure: we acquire commercial-zoned buildings, register a use-change with the local urban planning office, and convert them into residential apartments. The investor purchases a fully residential, Golden Visa-eligible apartment that qualifies under the €250,000 threshold — even in a neighbourhood where the headline rate is €800,000. Menemen is our active conversion project.
Why AkroHouses?
- Verified Greek IKE company (AKROHOUSE I.K.E., Thessaloniki, VAT 802823942)
- End-to-end advisory tailored for Turkish investors
- 3 active Golden Visa-eligible projects in Selanik
- Legal network — pre-vetted Greek lawyers, notaries, tax advisors
- 30-min response promise via WhatsApp