How did an Oregon investor secure a Greek Golden Visa with a €400 000 penthouse in Piraeus?

Athens: Beyond Europe’s Most Accessible Golden Visa. A Rising Destination for Lifestyle-Driven Investors

Greece’s Golden Visa programme has earned a reputation as the EU’s most accessible route to residency. However, Athens has evolved far beyond that initial appeal. Today, it stands as a vibrant investment and lifestyle hub, with appreciating property values, robust rental yields, and a cosmopolitan Mediterranean atmosphere that attracts globally mobile investors and professionals alike.

In early 2025, a forward-thinking investor from Oregon reached out to Astons. A digital nomad in the cryptocurrency sector, he was seeking EU residency as a strategic “Plan B”, prompted by increasing tax burdens and political volatility in the United States.
His original plan was clear and minimal:

• Invest the minimum €250,000
• Select a qualifying commercial-to-residential conversion
• Entrust a management company to oversee rentals, with occasional visits to Greece

While touring potential properties in Athens, the client encountered a penthouse that shifted his perspective entirely. Perched atop a conversion project, the residence featured floor-to-ceiling glass, sweeping sea views, and a refined open-plan layout. It wasn’t just an asset — it resonated on a personal level.

He purchased the top-floor, two-bedroom penthouse for €400,000, elevating his initial strategy from a passive investment to a lifestyle-driven acquisition. This wasn’t just a financial decision. It became his European base.

One of Greece’s often-overlooked advantages is its pragmatic and flexible stance on verifying the origin of funds, particularly relevant to modern asset classes.

This flexibility enabled the investor to utilise his crypto holdings to complete the transaction, a pivotal factor in his decision-making. With Bitcoin experiencing an upswing at the time, the timing proved financially optimal.

Investment Summary

• Property Price: €400,000
• Transfer Tax (3.09%): €12,360
• Cadastre Registry Fee (0.6%): €2,400
• Notary Fees (~1.5%): €6,000
• Immigration Fees: €2,150
• Residence Card Issuance Fee: €16
• Private Health Insurance: approx. €300
• Astons Legal Support: Customised based on client profile

Minimum Investment:

• €250,000: for eligible conversions (commercial-to-residential)
• €400,000–€800,000: for standard residential property (location-dependent)

Eligible Applicants:

• Main applicant and spouse
• Children under 21
• Parents of either spouse

Key Benefits:

• 5-year renewable residence permit
• No physical stay requirement
• Visa-free access across the Schengen Area
• Entry to EU banking, healthcare, and education systems
• Estimated rental yields of 4–5% annually

Encompassing Athens, Piraeus, and Glyfada, Attica blends metropolitan energy with coastal serenity and rich historical context.

Piraeus is experiencing dynamic growth thanks to:

• Extensive waterfront redevelopment
• High-end residential launches
• Resilient rental demand from locals and expats
• Seamless transport: 20 minutes to central Athens, 40 minutes to the airport

Whether you’re looking to hedge against geopolitical risks or embrace the Mediterranean lifestyle, Greece offers a compelling solution.