Many investors wonder: 

Is it still possible to obtain a Greek Golden Visa by investing just €250,000 in real estate?
The answer is yes — under specific conditions.

The Evolution of Investment Thresholds

Originally, under Law 4251/2014, the minimum real estate investment required for a Golden Visa in Greece was €250,000, without any serious restrictions on the type of property or the location within the country. However, Law 5038/2023 introduced significant changes.
Under the new rules, the minimum investment amount has increased to:

€800,000 for properties located in:

• The Municipality of Athens
• The Municipality of Thessaloniki
• The islands of Mykonos and Santorini
• Any other islands with a population exceeding 3,100 inhabitants

€400,000 for properties located in the rest of Greece.

Exceptions Allowing Investment from €250,000

Despite the general increase, the Greek government has preserved specific pathways for obtaining the Golden Visa through a €250,000 investment. According to the new provisions of Law 5038/2023:

• Change of Use: If an investor purchases a property and changes its primary use to residential, the minimum acquisition value remains €250,000.
  This applies even if the property is an industrial building or part of one, provided that no industrial activity had been operating in it during the past five years.
• Preserved (Listed) Buildings: An investment of €250,000 is still allowed if the property consists of a listed building (historic or preserved) that requires restoration or reconstruction.

In these cases:

• The investment must be made in one single property.
• The change of use or restoration must be completed before the application for the permanent residence permit is filed.
• The change of use can be completed either by the buyer (investor) or by the seller prior to transfer.

What Does a “Change of Use” Involve?

Changing the use of a property means altering its official designation (e.g., from commercial or industrial to residential).
This can be achieved through:

• Simple legalization (“taktopoiisi”) procedures based on Law 4495/2017, if the building only requires minor formal changes.
• Issuing a new building permit for change of use when substantial construction is needed.
• Small-scale building permits, for more straightforward changes that do not involve heavy reconstruction.

Examples….

• Turning an office space into an apartment.
• Converting a former warehouse into a residential loft.
• Transforming an abandoned industrial unit into modern living spaces.

The appropriate process depends on the condition of the property and the scope of the changes required.

When Can You Apply for the €250,000 Option?

These special €250,000 pathways are fully applicable, after the expiration of the transitional provisions under Article 64 of Law 5100/2024, which means it’s time to start the procedure if you would like to apply for a Golden Visa as soon as possible.

Thus, if you want to secure a Greek Golden Visa with the previous lower investment amount, you still have a real opportunity!

Contact Us Today
If you wish to proceed with a Golden Visa application at the €250,000 threshold, simply fill out the contact form below or email us directly at riastavraka@gmail.com.

We will be happy to assist you through every step of the process.