Buying under Greece's Golden Visa: process, documentation & the €250,000 route.
Most Golden Visa research stops at the investment threshold. That number matters, but it's the easy part. See our Golden Visa zones guide for the full €800,000 / €400,000 / €250,000 breakdown by region.
This guide picks up from there. It covers what the Greece Golden Visa application process actually involves once you've found a qualifying property. It also covers the one area — the €250,000 conversion route — where marketing claims and legal reality most often diverge.
- Five steps — from Greek tax number to a granted residence permit, roughly four to six months once under contract
- Documentation, not price, is the risk — on the €250,000 route, the permit proves eligibility, not the brochure
- Family included — spouse, children under 21, and both sets of parents, each on their own five-year permit
- No minimum stay — the permit does not require the holder to live in Greece
A documentation checklist
Most Golden Visa applications that stall do so over paperwork, not eligibility. Before reserving a unit — especially one marketed on the €250,000 conversion route — ask for these directly, in writing.
Confirms legal ownership and any encumbrances on the property.
Required if eligibility rests on a commercial-to-residential conversion, not just a floor plan.
Confirms the structure is legally recognised as residential.
The threshold must reflect assessed value, not just the contract price.
Heritage restoration & commercial conversion
Alongside the standard thresholds, Greek law preserves a lower €250,000 minimum for two narrower categories. These are restoring a listed or preserved building, and converting a non-residential building — commercial, industrial, or agricultural — into residential use. This route sits outside the standard residential-investment category, so the 120 sqm single-property rule does not apply in the same way.
It's a genuine, lawful route. It's also the one developers increasingly point to when marketing smaller apartments carved out of former commercial buildings. The problem in practice is documentation, not law. Qualifying requires the conversion to be properly licensed and recorded before the eligibility claim can be relied on.
If a project's pitch rests on this route, ask the developer directly for the change-of-use permit or preservation-order documentation. Have a Greek immigration lawyer confirm the specific unit's status before signing anything tied to residency, not just the purchase.
Who the permit covers
| Covered | Detail |
|---|---|
| Main applicant | Holds the qualifying investment, five-year permit |
| Spouse or legal partner | Own five-year permit, tied to the same investment |
| Children | Under 21, own five-year permit |
| Parents (both sides) | Parents of applicant and spouse, own five-year permit |
| Minimum stay | None — physical presence in Greece is not required |
The Greece Golden Visa application process
This covers the residency-permit steps specifically. For the wider conveyancing process — offer, deposit, title search — see our seven-step foreign buyer's guide.
- Obtain a Greek tax number and bank account. A Greek AFM and local bank account are prerequisites for the purchase itself, not just the visa application. Arrange both early.
- Complete legal and title due diligence. A Greek lawyer verifies the title and confirms the threshold and size rules are met. This includes planning and use status if the conversion route is in play.
- Sign the purchase contract before a notary. Greek property transactions are notarised and registered with the Land Registry or Cadastre. This registration evidences the qualifying investment to immigration authorities.
- Submit the residence permit application. The application, supporting documents, and biometrics go to the Greek immigration authority, typically once the transfer is registered.
- Receive and renew the permit. Approved permits run five years. They renew indefinitely, provided the qualifying investment is still held at each renewal.
This process sits alongside the wider Greek ownership framework and Greece investment guide. See our zone-by-zone threshold guide for where a property needs to sit. The seven-step buying process covers the conveyancing side, and Greek property taxes covers what ownership costs afterward. See how Greece compares to Spain, Portugal, and the UAE. For current pricing context, see our 2026 property market guide.
Written from the brokerage side of the table
Tropical Riviera International Realty is a licensed international real estate advisory. Bhavesh Koonja, our principal broker, holds both the REALTOR® and Certified International Property Specialist (CIPS) designations. Both come through the National Association of REALTORS®.
Where a developer's marketing claim can't be independently verified, we say so rather than repeat it as fact. See our international real estate investment overview and international real estate advisory approach for our wider coverage.
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Documentation & verification FAQ
What proves a property qualifies under the €250,000 conversion route?
A change-of-use permit or equivalent municipal authorization confirming the building's legal conversion from non-residential to residential. A marketing claim alone does not prove eligibility.
Can I still qualify for €250,000?
Only through the narrower restoration or commercial-conversion routes. These skip the 120 sqm requirement, but need verified documentation of the building's legal status. It is not a general-purpose lower threshold. See our zones and thresholds guide for the full regional breakdown.
Can I combine several smaller units to reach the threshold?
Not under the standard route since Law 5100/2024. It requires a single qualifying property, not a combined total across multiple units.
Process & Family FAQ
Do I need to live in Greece to keep the permit?
No. The Greek Golden Visa has no mandatory minimum stay requirement.
Which family members can be included?
The main applicant's spouse or legal partner, children under 21, and the parents of both the applicant and spouse. Each gets their own five-year permit.
How long does the permit last?
Five years, renewable indefinitely as long as the qualifying investment is retained.
Talk through your options
Every Golden Visa-linked purchase deserves independent legal verification before you commit. Tell us what you're considering and we'll point you toward the right next step.
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