Top-10 Actual Real Estates for Obtaining Golden Visa in Greece

Looking to secure a Greek Golden Visa through property investment? This article highlights the top 10 real estate options that are ideal for obtaining Greek residency at present.

 

Read on to discover the best locations and property types from luxury villas in Athens to seafront apartments in Crete that can help you qualify for a Greek Golden Visa and begin your new life in Europe.

The Greek Golden Visa is a residency-by-investment programme that grants a 5-year renewable residence permit to non-EU citizens who invest a minimum of €250,000 in Greek real estate. The Greek Golden Visa offers visa-free travel across the Schengen Zone, the right to reside in Greece, access to healthcare and education, and the opportunity to apply for citizenship after 7 years.

Greece’s Golden Visa Programme is a popular route to European residency, offering flexibility, efficiency, and long-term benefits.

This programme combines affordability with lifestyle and mobility advantages, making it one of the most attractive residency-by-investment options in Europe. Here are the key highlights:

• The programme was launched in 2013 and is designed to attract non-EU investors through real estate and other qualifying investments.
• Streamlined application process: Approval can be granted in as little as 6 months, making the pathway to residency pretty fast and efficient.
• Minimum investment of €250,000: Primarily in residential or commercial property, among the lowest thresholds in Europe.
• 5-year renewable residence permit: Grants visa-free access to 29 Schengen countries
• Family-inclusive: Covers the main applicant’s spouse/registered partner, children under 21, and both sets of dependent parents.
• Favourable tax regime: Foreign residents may qualify for the Non-Dom tax programme, paying a fixed annual tax of €100,000 regardless of worldwide income, often more beneficial than Greece’s progressive tax rates of up to 44%.
• No stay requirements: Residency can be maintained without living in Greece; only a brief visit for biometrics is required.
• Path to citizenship: Eligibility for Greek citizenship after 7 years of residency, subject to additional criteria.

To qualify for the Greek Golden Visa, the real estate investment must be worth at least €250,000, be legally acquired, and remain in the investor’s ownership for the duration of the residency.

The Greek residency programme is primarily real estate-based, requiring the purchase of property. Properties can be used either for personal residence or to generate rental income.

To qualify for Greece’s Golden Visa through real estate investment, properties must meet specific criteria set by the Greek government. These criteria ensure that investments are legitimate and align with the programme’s objectives.

Below are the key requirements:

• Minimum Investment Amounts: The required investment varies based on the property’s location and type:
  • €250,000: Applicable for properties converted from commercial to residential use or for the restoration of listed buildings (officially registered as having historical or cultural value).
  • €400,000: For properties in most regions of Greece, such as Halkidiki and the Peloponnese. The investment must be made in a single property, which should be at least 120 square meters in size.
  • €800,000: For properties in popular high-demand areas such as Athens, Attica, Thessaloniki, Mykonos, Santorini, and other islands with populations over 3,100 residents. The investment must be made in a single property, which should be at least 120 sq. m in size.
• Property Type: Eligible properties can be residential, commercial, or mixed-use. They must be legally compliant and suitable for long-term rental, as short-term rentals (e.g., Airbnb) are not permitted under the Golden Visa programme.
• Ownership and Legal Compliance: The investor must have clear and transferable ownership of the property, with no liens or legal disputes. All transactions should be conducted through accredited Greek banks, and the investment must be paid in full.
• Renovation and Conversion Projects: For properties undergoing conversion or restoration:
  • Commercial to Residential Conversion: The conversion must be completed before the Golden Visa application is submitted.
  • Restoration of Listed Buildings: The restoration must be completed within 5 years of Golden Visa approval; otherwise, residency may be terminated.
• Rental Restrictions: Properties can only be rented out on the long-term rental market. Short-term rentals are prohibited under the Golden Visa programme.
• Additional Costs: Investors should be aware of additional expenses, including:

The top real estate locations for the Greek Golden Visa include Athens, Thessaloniki, Crete, Rhodes, Corfu, Santorini, Mykonos, Halkidiki, the Peloponnese, and Zakynthos.

Greece’s Golden Visa programme opens the door to a Mediterranean lifestyle, investment returns, and EU residency – all through real estate. Whether you seek the pulse of a city or the tranquility of island life, these top 10 locations offer properties that meet the programme’s criteria while providing solid financial and lifestyle value.

1. Property in Athens

Athens is a prime location for Golden Visa investors, offering high rental yields and strong capital growth.

In central neighborhoods such as Kolonaki, Koukaki, and Pangrati, renovated apartments range from €300,000 to €600,000, appealing to long- and short-term tenants. In coastal suburbs such as Glyfada and Vouliagmeni, luxury penthouses exceed €1 million, combining prestige with proximity to the sea.

Upscale Kolonaki offers prestigious living – 2,500–6,000 €/m² – and proximity to museums, boutiques, and Mount Lycabettus. Trendy Pangrati and Koukaki boast 2,800 – 3,100 €/m² prices, with ongoing gentrification and youth-driven vibrancy. For buy-to-let investors, emerging districts such as Ano Dafni and Amerikis Square offer up to 7.1% rental yields, far exceeding Kolonaki’s 3–4% returns.

2. Property in Thessaloniki

Thessaloniki blends heritage charm with modern living and offers a lower entry point than the capital.

Apartments in the city center or upscale Kalamaria typically range between €250,000 and €500,000. The city’s vibrant student population and growing startup scene sustain a robust rental market.

The historic Kentro (city centre) provides rental appeal near Aristotelous Square and the waterfront. Ladadika, converted from a warehouse district, is now bustling with nightlife and strong short‑term rental prospects. Hilltop Ano Poli offers charming stone houses and city views, ideal for luxury or boutique stays. Prices range from €2,050 to 2,500 €/m² in prime pockets like Ladadika, with gross rental yields between 5–7%

3. Property in Crete

Crete, Greece’s largest island, boasts varied landscapes and strong tourism appeal.

In cities such as Chania and Heraklion, stylish apartments begin at €250,000, while luxury seaside villas with pools can range from €600,000 to €1.2 million. With a steady tourist stream year-round, these properties deliver reliable rental income and potential for holiday or full-time use.

Western Crete is especially popular among foreign investors for its authentic charm and growing demand.

4. Property in Rhodes

Rhodes is a magnet for history lovers and beachgoers alike. Restored homes in the Old Town start at around €300,000, while contemporary villas near Lindos or Faliraki are priced between €500,000 and €900,000, catering to upscale holiday seekers. Robust summer seasons ensure strong occupancy rates.

5. Property in Corfu

With its lush landscapes and international community, Corfu offers both lifestyle appeal and investment security. Sea-view maisonettes with shared amenities start at €400,000, while private villas in areas like Paleokastritsa and Kommeno range from €700,000 to €1 million. Corfu’s year-round accessibility makes it a solid rental performer.

6. Property in Santorini

Santorini’s caldera views and iconic white architecture are world-renowned. This place is synonymous with luxury living. Premium villas in locations such as Oia or Imerovigli typically start at €850,000 and can exceed €2 million. Though supply is limited, rental demand remains exceptionally high, particularly in the summer months.

7. Property in Mykonos

Known for its vibrant nightlife and exclusive appeal, Mykonos is a top-tier destination for luxury investors. Hilltop villas with sea panoramas in Psarou or Agios Lazaros range from €1 million to €3 million. High rental yields during peak season make it one of the most lucrative markets in Greece.

8. Property in Halkidiki

Halkidiki’s natural beauty and family-friendly vibe attract both domestic and international buyers. Beachfront villas begin at €400,000, with more expensive modern homes priced upwards of €800,000. Easy access from Thessaloniki, plus multi-season rental demand, make it a strong value proposition for families and vacation rentals alike.

9. Property in Peloponnese

This scenic region offers a mix of coastal charm and authentic mainland living. Traditional stone homes in Nafplio or Kalamata start from €250,000, while seafront villas can reach €600,000.

Its rising profile and infrastructure development position it as an up-and-coming investment hotspot. Value-driven purchases in this developing region yield 3–5% rental returns.

10. Property in Zakynthos

Zakynthos is famed for its natural beauty and family-friendly appeal. New villas with sea views begin at €500,000, while high-end properties climb to €1.2 million, attracting vacation rentals aimed at eco-tourists and families. With its international airport and natural beauty, Zakynthos balances accessibility with serenity.

To buy property in Greece for the Golden Visa, non-EU investors must choose eligible real estate, complete legal due diligence, sign a purchase agreement, register the property, and then apply for the visa with proof of ownership and investment.

Acquiring real estate in Greece for a Golden Visa is a clear and structured process, designed to attract international investors. With expert legal guidance and the right property partner, the path to residency is smooth and efficient. Here’s how the process typically unfolds:

1. Meet Eligibility Requirements

• Be a non-EU/EEA national, at least 18 years old, with a clean criminal record, and valid health insurance.
• Funds must be proven legal and fully available.

2. Choose a Licensed Property Consultant

Work with a certified real estate advisor familiar with Golden Visa requirements. Trusted agencies can present pre-vetted properties that meet both legal and investment criteria.

The Astons team provides full end-to-end support throughout the Golden Visa process – from selecting eligible properties to handling legal, financial, and residency documentation. With deep expertise in the Greek Golden Visa real estate investment, advisors from our office in Athens ensure a smooth and secure path to obtaining your residency.

3. Select an Eligible Property

Ensure the property meets the minimum investment threshold mentioned above.

4. Conduct Legal and Technical Due Diligence

A local lawyer will:

• Verify property ownership, title clearance, and absence of liens or encumbrances (via Land Registry certificate)
• Check urban planning, tax compliance, and completion timescales (especially for renovations or listed buildings)
• Ensure the property is Golden Visa-eligible.

Hiring an independent legal team is highly recommended to safeguard your investment.

5. Sign a Reservation Agreement

Once the property is selected, a reservation fee (typically 2–5%) secures the deal while legal checks are completed.

6. Open a Greek Bank Account and Obtain a Tax Number (AFM)

These are necessary to complete the purchase and transfer funds. Open a local bank account and obtain a Greek tax number (AFM) – often handled via power of attorney and completed within a few days.

7. Finalise the Purchase and Register the Title

The property purchase is signed before a notary, and the transaction is recorded with the Land Registry. Full payment must be made in advance.

8. Submit Golden Visa Application

Apply to the relevant authority, including:

• Proof of property purchase
• Health insurance documentation
• Valid passport and biometric data, and any family members’ documents (spouse, children, parents)

The application can be filed remotely via legal proxy, with only a short in-person visit required for biometrics.

9. Receive a 5-Year Residence Permit

Once approved (typically in 6 months), investors receive a renewable 5-year residence permit with visa-free access to the Schengen Area.

Investors buying property in Greece for the Golden Visa must account for one-time taxes, such as Property Transfer Tax, and ongoing charges, such as ENFIA and municipal taxes, with optional benefits like VAT exemptions and the Non-Dom tax regime available to qualifying buyers.

Investing in real estate in Greece comes with a range of taxes, both one-time and recurring. While Greece offers competitive property costs compared to other EU countries, Golden Visa applicants need to understand the tax implications tied to property ownership.

While Greece does not offer direct tax exemptions specifically for Golden Visa applicants, the programme still comes with valuable tax advantages and strategic financial benefits, especially for those considering relocation or long-term investment.

One-Time Taxes

Property Transfer Tax (PTT):

• Charged at 3% of the property’s assessed value at the time of purchase.
• Applies only to resale properties (not new builds sold directly by developers, which are subject to VAT — currently suspended on most new homes until end of 2025).

Notary & Legal Fees:

• Typically around 1.2%–2% of the property value.
• Covers notarisation of the contract and legal due diligence.

Land Registry & Cadastre Fees:

• Usually 0.5%–0.7% of the property value, depending on location.

Annual Taxes

ENFIA (Uniform Real Estate Property Tax):

• An annual tax based on the location, size, age, and use of the property.
• Most properties incur a cost of €2–€13 per m², with luxury homes or properties over €400,000 subject to a supplementary tax.

For example, a 120 m² apartment in Athens may incur an annual ENFIA of approximately €400–€1,000, depending on valuation.

Municipal Taxes

In addition to national taxes, property owners in Greece are subject to the TAP (Municipal Property Tax), which is collected through electricity bills.

• The TAP rate ranges between 0.025% and 0.035% of the property’s objective value, potentially adjusted based on the property’s age. These funds support local municipal services and infrastructure.

Optional Tax Benefits

Non-Dom Tax Regime for Foreign Residents:

If the investor transfers tax residency to Greece, they may apply for the Non-Domicile (Non-Dom) regime.

• They pay a flat annual tax of €100,000, regardless of global income.
• They can also include family members by paying an additional €20,000 per person.
• This benefit is valid for 15 years.
• No requirement to declare or tax income from outside Greece.

No Requirement to Rent or Use Property for Income

• Unlike other residency-by-investment programmes, Golden Visa investors in Greece are not taxed on imputed rental income if they choose to keep the property for personal use and not rent it out.
• If they do rent, rental income is taxable, typically at:

When choosing real estate for the Greek Golden Visa, investors should evaluate location and investment zones, property type and usage, rental income potential, and conduct thorough legal due diligence to ensure compliance and maximize returns.

Selecting the right property is essential, not only for meeting the Golden Visa criteria, but also for maximising long-term value, rental yield, and personal use. Here are the key factors every investor should evaluate when purchasing real estate in Greece under the Golden Visa programme:

Location & Investment Zones

Choose a location based on your goals: capital appreciation, rental yield, or vacation use.

Property Type & Usage

Properties can be used for personal residence, as a holiday home, or rented out short/long-term.

Eligible properties include:

• Residential apartments, villas, or maisonettes.
• Off-plan or newly developed homes from licensed developers.
• Renovation projects, which may qualify under the lower €250,000 threshold.

Rental Income Potential

Consider factors such as tourism volume, proximity to landmarks, and infrastructure.

• Cities like Athens and Thessaloniki offer strong year-round demand for long-term rentals.
• Islands like Santorini, Mykonos, and Crete are ideal for seasonal short-term rentals.

Property Condition & Legal Due Diligence

Work with a qualified lawyer to ensure the property:

• Has a clear title deed with no legal encumbrances.
• Complies with planning and zoning regulations.
• Is properly registered in the Hellenic Cadastre (land registry).
• Renovated or new-build properties may carry less risk and require less maintenance.

Golden Visa Eligibility

The property must:

• Meet the minimum investment threshold based on its location and type.
• Be purchased as a whole (not fractional ownership).
• Be registered in your name and free of liens.

Tax Considerations

• Factor in one-time costs like property transfer tax (3%), legal fees, and notary fees.
• ENFIA (annual property tax) is relatively low compared to other EU countries.
• Golden Visa holders can benefit from the Non-Dom tax regime if they relocate their tax residency.

Visa Processing & Property Documentation

Ensure all documents are ready for submission:

• Final purchase contract
• Proof of payment
• Property registry certificate

A local legal representative can co-ordinate the entire application process, including biometric submission.

Looking to secure EU residency through investment?

• Expert legal support
• Fast-track process
• Residency for the whole family

Start your journey to Greece with Astons today.