How Can I Still Get a Greek Golden Visa with a €250,000 Investment?
Golden Visa

 

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.

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Contact

5-7, Nikitara str.
Athens Greece, 106 78

Megali Vrisi, Kalligoni
Lefkada Greece, 31 100

+30 698 5799064 (Viber, WhatsApp)
+30 2106927563 

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Education and Academic Background

Ria Stavraka got accepted in the Law School of National and Kapodistrian University of Athens, after receiving the high score of 18.802 points in the National Greek Exams.  She graduated from the National and Kapodistrian University of Athens Law School with honors, earning a grade of 8.5. She has been an exchange student in the Erasmus University of Rotterdam, where she obtained high grades in the courses of Immigration European Asylum Law, Corporate Law and International Transactions.

Driven by her passion for law, she pursued an advanced academic path in Commercial Law and she was accepted, upon written exams, into the Master’s Program (L.LM.) in Commercial Law with a specialization in Corporate Law and Finance of the National and Kapodistrian University.  She graduated from her L.LM. with honors as well, earning a grade of 8.8.

  • Languages
  • Ria Stavraka has excellent command in three languages: Greek (Native), English (C2 Proficiency), French (C2 Proficiency).
  • Her multilingual skills allow her to effectively communicate with clients from diverse backgrounds and handle complex international legal matters.
  • Professional Experience and Expertise
  • Ria Stavraka has successfully assisted a great number of clients with the resolution of civil and commercial disputes, as well as the management of complex immigration matters, particularly in securing residence permits for individuals and families. Her expertise in immigration law extends to providing strategic guidance and legal representation for residence permit applications, with a focus on ensuring a smooth and efficient process for clients navigating the complex immigration system.
  • She has attended a series of specialized seminars on Civil Law, Commercial Law, and Immigration Law, continually enhancing her knowledge and keeping up to date with the latest legal developments and best legal solutions.
  • Approach to Legal Practice
  • Ria Stavraka has been committed to providing personalized, strategic legal guidance. She analyzse legal issues with precision, develop tailored solutions for each case, and guide clients through the legal process with care and professionalism. Whether dealing with complex corporate transactions or navigating the intricacies of immigration law, she works closely with each client to understand their unique needs and deliver results that meet their objectives.
  • Core Competencies: Civil and Commercial Law, Corporate Law and Finance, Immigration Law (Residence Permits), Litigation and Dispute Resolution, Legal Document Preparation
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Our legal activity encompasses a wide range of legal areas, including:

  • Civil and Commercial Law.
  • Real Estate Transactions, including buying, selling and property management.
  • Immigration Law- Residence permits
  • Litigation and legal document preparation.
  • Assistance with obtaining official certificates, translations, and certifications.
  • Legal Support for Real Estate, ensuring secure and efficient transactions.

 

Our Lefkada office specializes in real estate and cadastral matters, offering:

  • Land Registry Services for areas under cadastral registration.
  • Resolution of Cadastral Claims.
  • Legal assistance with property registrations and transactions.

Our team consists of experienced professionals, including:

  • Lawyers with expertise across various legal fields.
  • Economists and tax advisors for financial and tax planning.
  • Real estate agents, engineers, and notaries to support property-related matters.

For every client, we implement a clear and tailored strategy. We start by thoroughly analyzing the case file and identifying the legal framework. Next, we discuss the possible solutions with the client. Finally, and in coordination with the client, we outline a thoughtful legal plan of action, guiding the client through each step with care and precision.

Contact us for any further information at the telephone number listed on the website or send us an e-mail!