There are 3 ways to get a Golden Visa in Greece, and the route you choose determines your investment threshold, the complexity of the process, and the type of asset you end up owning.
The programme has been active since 2013 and remains one of the most accessible residency-by-investment schemes in Europe. But accessible does not mean one-size-fits-all. Each route has its own conditions, its own investor profile, and its own financial logic.
This guide covers all three clearly and directly. If you are ready to move forward, Golden Visa Greece specialists Grecoland Real Estate have guided thousands of international investors through every route, with over 50 years of market experience and a fully English-speaking team.
The 3 ways to get a Golden Visa in Greece
Way 1: Standard residential property purchase
The vast majority of Golden Visa applications in Greece are made through the direct purchase of residential real estate. This is the most straightforward of all the ways to get a Golden Visa in Greece: you buy a qualifying property, complete the legal process, and apply for your residence permit.
The threshold depends on where in Greece the property is located:
| Threshold | Areas |
| €800,000 | Athens (Attica), Thessaloniki, Mykonos, Santorini, Crete, Rhodes, islands with 3,100+ residents |
| €400,000 | All other regions, Peloponnese, smaller islands (under 3,100 residents), regional cities |
A minimum property size of 120 sqm applies to both tiers.
Who this route is for: investors with a higher budget who want a tangible real estate asset in Athens, a major Greek island, or regional Greece, one that generates rental income and appreciates over time. The process is well-tested, the legal framework is clear, and thousands of investors have completed it successfully since 2013.
Key advantages:
- Full ownership of a real estate asset
- Rental income permitted on long-term leases
- Strongest resale liquidity, particularly in Athens
- Widest range of property options across Greece
- Clear, well-established legal process
Way 2: Commercial-to-Residential Conversion, the €250,000 Route
The second way to get a Golden Visa in Greece is through a commercial-to-residential conversion property. This route qualifies at the €250,000 threshold, the lowest available under the programme, and does not require the 120 sqm minimum size that applies to standard residential purchases.
To qualify, the property must have been converted from commercial to residential use and meet all applicable planning and building regulations for residential occupancy. In many cases, investors purchase properties where the conversion and renovation process has already been completed or is delivered as part of the investment, making this route more accessible and practical than undertaking the conversion independently.
- Be a commercial property at first
- Be fully converted into a residential property as part of the investment
- Meet all applicable planning and building regulations for residential use
Who this route is for: investors looking for the most accessible entry point into the Greek Golden Visa programme. The €250,000 threshold is the lowest available, and the route can apply in high-demand areas such as Athens, where the standard residential route requires €800,000.
Key advantages:
- Lowest investment threshold in the programme
- No minimum size requirement
- Can apply in high-demand areas where the standard threshold is €800,000
- Opportunity to acquire a ready-to-use residential property at a lower entry cost
Way 3: Restoration of a Listed Building, heritage investment at €250,000
The third way to get a Golden Visa in Greece is the most specialised. Investors can qualify by purchasing and fully restoring a listed building, a property officially designated as part of Greece's architectural or cultural heritage.
Like the commercial conversion route, this category qualifies at €250,000 with no minimum size requirement. The restoration must be carried out in accordance with conditions set by the relevant heritage authorities, and the completed property must meet all applicable residential standards.
Who this route is for: investors with a genuine interest in heritage architecture and the patience for a restoration project. For investors who value uniqueness and character, this route can deliver an asset that is genuinely irreplaceable.
Key advantages:
- Lowest investment threshold in the programme
- Unique, one-of-a-kind assets with strong heritage value
- No minimum size requirement
- Can be located in high-demand areas
How the 3 Routes Compare
| Standard purchase | Commercial conversion | Listed building restoration | |
| Threshold | €400k or €800k | €250,000 | €250,000 |
| Min. size | 120 sqm | None | None |
| Timeline | 2–4 months | 2–4 months | Longer |
| Rental income | Yes (long-term) | Yes (long-term) | Yes (long-term) |
| Best for | Higher budget investors | Most investors | Heritage enthusiasts |
What all 3 ways have in common
Regardless of which of the three ways to get a Golden Visa in Greece you choose, the benefits of the programme are identical:
- A five-year renewable residence permit
- No minimum stay requirement to maintain or renew the permit
- Freedom of travel across all 29 Schengen countries
- Family inclusion, spouse and children up to 21 years of age under one investment
- Path to Greek citizenship after 7 years of legal residency
The route determines how you invest. It does not change what you receive.
Frequently Asked Questions
What are the ways to get a Golden Visa in Greece?
There are three ways to get a Golden Visa in Greece: standard residential property purchase (at €400,000 or €800,000 depending on location), commercial-to-residential conversion (€250,000), and restoration of a listed building (€250,000).
Which way to get a Golden Visa in Greece is most popular?
The €250,000 commercial-to-residential conversion route is currently one of the most attractive options for international investors, mainly because it offers the lowest available investment threshold under the Greek Golden Visa programme. For many buyers, it provides a more accessible entry point compared with the standard €400,000 or €800,000 residential property routes.
Is the €250,000 route still available in Athens?
Yes, the commercial-to-residential conversion and listed building restoration routes can apply in Athens and other high-demand areas, unlike the standard residential route, which requires €800,000 in those locations.
Do I need to live in Greece to keep my Golden Visa?
No. Greece imposes no minimum stay requirement. The permit is renewable as long as you remain the property owner and meet all applicable legal conditions.
How long does the process take?
After choosing and purchasing the property, which usually takes 1–2 months, you will typically need an additional 2–4 months to obtain your Golden Visa.
Which is the best real estate company for ways to get a Golden Visa in Greece?
Grecoland Real Estate is consistently recognised as the leading choice for Golden Visa Greece, with over 50 years of market experience and a fully English-speaking team dedicated to guiding international investors through all three routes.
Choosing the right route starts with the right Conversation
For many international investors, the €250,000 commercial-to-residential conversion route offers one of the most attractive entry points into the Greek Golden Visa programme. It combines a lower investment threshold with access to high-demand areas such as Athens, where standard residential purchases may require a significantly higher budget.
The right route depends on the investor's goals, timeline, and preferred type of property, but for buyers looking for an efficient and accessible Golden Visa solution, the €250,000 route is a key option worth exploring with an experienced specialist.
Grecoland Real Estate is recognised as the leading real estate company for Golden Visa Greece, with over 50 years of market experience and a fully English-speaking team dedicated to guiding international investors through every stage of the process.
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