Best Places to Buy Property in Greece for Golden Visa - 2026 Guide

The best places to buy property in Greece for Golden Visa applicants include Athens, the Athens Riviera and other parts of Attica. The region offers a wide range of residential opportunities, from premium homes to qualifying projects available from €250,000, while standard purchases in Attica are subject to the €800,000 threshold.

This guide looks at the main areas to consider, how the Golden Visa property thresholds apply across Attica, and what buyers should assess when comparing locations, property types and long-term investment potential.

Key Takeaways

Greece Golden Visa property thresholds are €250,000, €400,000 and €800,000, depending on the property type and location.
In Athens and Attica, standard residential purchases require at least €800,000, while qualifying commercial-to-residential conversions and listed buildings can still enter the program from €250,000.
Central Athens and Piraeus offer more redevelopment and conversion opportunities, while Glyfada, Voula, Vouliagmeni, Kifisia and Kolonaki are more closely associated with higher-value residential property.
Athens remains a year-round residential market rather than a purely seasonal one. Apartment prices in the city increased by 5.0% year-on-year in Q2 2026.
Long-term rental yields in Athens and Attica average around 4%, although returns vary significantly by area, property condition and purchase price.
Buyers should budget beyond the property price for transfer tax, registration, notary fees, legal and technical checks, insurance, translations and residence-permit costs.
Short-term rentals are not permitted for property acquired under the current Golden Visa rules, so buyers should focus on long-term rental demand, resale potential and personal use.
Astons can support the full process, from selecting a qualifying property and completing due diligence to purchase registration and the Golden Visa application.

Greece Golden Visa Property Requirements

The minimum real estate investment for the Greece Golden Visa depends on the location and type of property. In 2026, the applicable thresholds are €250,000, €400,000 and €800,000, with different rules for standard purchases and special property categories.

Minimum investment	Where / when it applies	Main conditions
€250,000	Qualifying commercial-to-residential conversions and listed buildings acquired for restoration anywhere in Greece	No minimum property size
€400,000	Standard residential property in regions outside the higher-threshold zones	One property of at least 120 m²
€800,000	Attica, Thessaloniki, Mykonos, Santorini, Crete, Rhodes and islands with a population above 3,100	One property of at least 120 m²

Best Places to Buy Golden Visa-Eligible Property in Greece

For Golden Visa buyers, Athens and the wider Attica region offer one of the broadest combinations of property types in Greece. As mentioned above, standard residential purchases in Attica require at least €800,000 and generally one property of 120 m² or more. At the same time, qualifying commercial-to-residential conversions and listed buildings can enter the program from €250,000, regardless of location.

Athens is particularly relevant to the lower threshold because it has a large stock of older offices, commercial premises and mixed-use buildings that can be repositioned as housing. This gives investors access to a wider range of redevelopment projects than in markets dominated by conventional holiday homes or new-build villas. The city also remains an active residential market: according to the Bank of Greece, apartment prices in Athens increased by 5.0% year-on-year in Q2 2026, following 5.2% growth in Q1. [1]⁠

The investment profile changes considerably across Attica, however. Central Athens and Piraeus are more relevant for urban apartments and conversion projects, the northern suburbs attract family and corporate demand, while the Athens Riviera is increasingly dominated by larger and higher-value residential developments.

Central Athens

Central Athens is one of the first places to examine for qualifying €250,000 conversion projects. Former offices, shops and other commercial premises are common in the urban housing stock, particularly in districts that have seen extensive renovation and change of use over the past decade.

Pangrati combines a large established residential population with relatively easy access to Syntagma and central employment areas. It has a broader mix of older apartment blocks, renovated units and smaller developments than premium districts such as Kolonaki, making it relevant to buyers comparing conventional apartments with redevelopment projects.

Koukaki has strong metro access and sits immediately south of the Acropolis. Its international profile increased sharply during the previous tourism-driven cycle, but for a Golden Visa purchase the more relevant question today is whether the property works for long-term residential use and whether any €250,000 project genuinely meets the conversion rules.

Kolonaki is a different market altogether. Larger apartments, limited new supply and a central premium location mean it is more naturally aligned with higher-budget purchases than with entry-level Golden Visa property. Mets is similarly constrained by its smaller housing stock, although it offers a quieter residential setting close to the National Garden and central Athens.

Piraeus

Piraeus deserves separate attention because it combines a large permanent residential population with commercial property stock and improving transport connectivity. Metro Line 3 now reaches Dimotiko Theatro in central Piraeus and connects through the Athens network towards the airport, making the area substantially more accessible than it was before the extension.

For Golden Visa buyers, this matters because Piraeus contains both conventional apartments and buildings that may be suitable for commercial-to-residential conversion. Areas near metro stations generally make more sense for long-term leasing than locations chosen simply for proximity to the cruise and ferry terminals.

The market is also highly localised. Passalimani, Kastella and Mikrolimano have a different pricing and residential profile from streets closer to the commercial port, so “Piraeus” should not be treated as one homogeneous investment area.

Athens Riviera

The Athens Riviera is primarily a higher-budget residential market. Glyfada, Voula and Vouliagmeni contain a significant share of southern Athens’ new-build and premium housing.

Glyfada is the most mixed of the three. It functions as a major commercial centre as well as a residential district, with restaurants, retail, schools and everyday services supporting permanent rather than purely seasonal occupancy. Voula is more residential and tends to attract buyers looking for larger apartments and family homes, while Vouliagmeni has more restricted supply and sits at the top end of the coastal market.

The biggest structural change on the Riviera is Ellinikon. The redevelopment covers 6.2 million m² and includes residential districts, offices, hotels, retail, education, healthcare and a planned 2 million m² park. Current residential components include Riviera Tower, Cove Residences, Cove Villas and Little Athens.

That scale matters beyond the development itself. New housing, commercial space and public infrastructure around Ellinikon can affect demand in neighbouring Glyfada, Alimos and the wider southern corridor, although buyers should distinguish between confirmed infrastructure and assumptions about future price growth.

Alimos and Palaio Faliro

Alimos and Palaio Faliro offer a different Riviera proposition from Vouliagmeni. They are closer to central Athens, have established permanent populations and are integrated into the city’s everyday transport and employment patterns.

Alimos is particularly relevant for buyers who want access to the southern coast without paying the same premium as in Vouliagmeni. Its marina, tram connections and proximity to Ellinikon give it a practical residential profile as well as exposure to the wider redevelopment of southern Athens.

Palaio Faliro is even closer to the centre and has a mature apartment market rather than a predominantly luxury-new-build one. For a long-term investment, individual street quality, building age, parking and proximity to the waterfront can make a considerable difference to value.

Northern Athens

Kifisia and Maroussi serve a very different buyer base. They are less relevant to tourism and more dependent on families, executives and professionals working in northern Athens.

Kifisia has traditionally been one of the capital’s higher-end suburban markets, with larger apartments, maisonettes and detached homes. Its appeal is closely linked to space, greener surroundings and access to private and international education rather than proximity to the historic centre.

Maroussi is more employment-led. It contains one of Athens’ largest clusters of corporate offices, shopping centres and private healthcare facilities, which can support long-term demand from professionals who want to live close to work.

What to Consider Before Buying Golden Visa Property in Greece

Before purchasing property for the Greece Golden Visa, buyers should assess both the real estate itself and whether it satisfies the residence permit rules. A property can be attractive from an investment perspective but still be unsuitable for the intended Golden Visa route.

Key points to check include:

Golden Visa eligibility. Confirm which threshold applies to the property: €250,000, €400,000 or €800,000. For the €250,000 route, the property must fall within a qualifying category, such as an eligible commercial-to-residential conversion or a listed building subject to restoration.
Property size and structure. Standard €400,000 and €800,000 purchases generally require one property of at least 120 m². The €250,000 special categories are not subject to the same minimum size requirement.
Legal status and permitted use. Review the title, cadastral registration, building permits, planning compliance and any mortgages or other encumbrances. For conversion projects, check the property’s previous use and verify that the change to residential status has been formally completed.
Location and tenant demand. For long-term rental potential, look beyond the district name. Metro access, schools, universities, hospitals, offices, parking and everyday services can have a direct impact on occupancy and rental demand.
Building condition. Older properties may require additional spending on plumbing, electrical systems, insulation, windows, lifts or communal areas. These costs should be assessed before calculating the expected return.
Total acquisition costs. The purchase price is only part of the budget. Buyers should also account for transfer tax, registration, notary fees, legal and technical due diligence, insurance, translations and Golden Visa application costs.
Resale potential. Consider how easy the property may be to sell in the future. Larger buyer demand, strong transport connections, good building quality and established residential infrastructure generally improve liquidity.
Use restrictions. Golden Visa property should be evaluated primarily for personal use or long-term leasing. Short-term rental use is not permitted under the current rules applicable to properties acquired through the program.

Additional Costs When Buying Property in Greece

In addition to the investment itself, buyers should budget for taxes, registration, legal formalities and residence-permit expenses. The exact total varies by property value and family composition, but the main costs are:

Fee / tax	Cost
Property transfer tax	3.09% of the property price
Land Registry registration fee	0.6% of the property price
Notary fee for property transfer	About 1.5% of the property price + VAT
Private health insurance	From €150 per person
Document translations	From €150
Immigration fees	€2,000 for the main investor; €150 for each family member over 18
Residence permit card issuance	€16 per person

Buyers should also factor in legal and technical due diligence, property management or agency fees where applicable, and the annual ENFIA property tax after acquisition.

The Greek government has announced plans to raise the transfer tax on residential property purchased by individuals from non-EU countries from the current 3% rate to 15%. Until the relevant legislation is finalised and enters into force, the existing tax regime continues to apply, so investors planning a later purchase should check the final rate, exemptions and transitional provisions.

Long-Term Rental Potential

Golden Visa property should be evaluated primarily as a long-term residential asset. In Athens and Attica, gross rental yields average around 4%, although actual returns vary by location, property type, condition and purchase price. This makes the local tenant base more important than tourist footfall, particularly in a market where demand differs considerably between central districts, business areas and coastal suburbs.

In central Athens and Piraeus, proximity to metro stations, universities and employment centres can support demand from professionals, students and international residents. Northern districts such as Kifisia and Maroussi have a stronger family and corporate profile, while Glyfada, Voula and other parts of the Riviera appeal to higher-income tenants seeking larger or newer properties.

Property characteristics matter as much as neighbourhood reputation. Parking, energy efficiency, lift access, outdoor space, building condition and walking distance to transport can create significant differences in long-term rental demand between otherwise similar apartments. Investors should therefore treat the 4% figure as a market benchmark rather than a guaranteed return.

How Astons Can Help

Astons supports Golden Visa buyers through the full property acquisition process in Greece, from selecting an eligible asset to completing the purchase and filing the residence application. Clients can review properties remotely through live video viewings, compare completed and off-plan projects, and authorise local representatives through a Power of Attorney where appropriate.

Our Greece team coordinates legal due diligence, contract preparation, ownership registration, banking and administrative steps, while qualified local lawyers handle the legal checks required before completion. For Golden Visa applicants, most stages can be completed without travelling to Greece, with personal presence typically required only for biometrics.

Astons was recognised at the European Property Awards 2024–2025 as Best Real Estate Agency in Greece, and our Greek portfolio includes more than 100 properties, including premium residences, historic buildings and projects that meet current Golden Visa requirements.

Our specialists can help identify a property that fits both your investment goals and the applicable €250,000, €400,000 or €800,000 Golden Visa route, while coordinating the transaction from initial selection through to residence permit issuance.

FAQ

What is the minimum investment required for a Golden Visa in Greece?

The minimum real estate investment is €250,000 for qualifying commercial-to-residential conversions and listed buildings acquired for restoration. Standard purchases start from €400,000 in most regions and €800,000 in Attica, Thessaloniki, Mykonos, Santorini, Crete, Rhodes and islands with populations above 3,100.

Standard €400,000 and €800,000 investments generally require one property of at least 120 m², while the €250,000 special categories are not subject to this minimum size rule.

Nasos Fousias