Greece Golden Visa Property: The 4-Zone Investment Structure Explained

Greece prices golden visa property by zone, and the tiered thresholds of Law 5100/2024 have applied in full to new investments since 1 September 2024, after the transition window for the old amounts closed at the end of August 2024. The threshold is 800,000 EUR in prime areas, 400,000 EUR across the rest of the country, and 250,000 EUR for two special property categories. This guide maps the current structure zone by zone, states the 120 square metre size rule and the short-term rental ban plainly, and shows which tier fits which investor. Every figure here traces to the Greek Ministry of Migration and Asylum and the text of Law 5100/2024.

This guide is general information about the Greece Golden Visa and is not legal, tax or immigration advice. Programme thresholds and rules can change and depend on individual circumstances. Obtain independent professional advice before making any application or investment decision.

The 4-zone structure at a glance

Most confusion about the Greece Golden Visa comes from content that still describes the old flat 250,000 EUR programme or a vague range. The current law replaced that with a tiered structure. Here is the whole map in one table.

One structural rule sits above the whole table: the law requires the qualifying investment to be carried out in a single property, so the threshold cannot be assembled from several cheaper purchases. Read against that, the rest of this page is detail. The two things to hold on to are that location sets your threshold and that the cheapest tiers come with project conditions, not just a lower price.

Zone A: the 800,000 EUR prime tier

Zone A is the premium band, and it is where most internationally recognised Greek property sits.

Which areas count as prime and why

Zone A covers Attica, which includes Athens, along with Thessaloniki, the high-demand islands of Mykonos and Santorini, and islands with populations of more than 3,100 residents. These are the areas where Greek property demand, prices and international recognition are highest, and the 800,000 EUR threshold reflects the government’s aim of steering golden visa capital away from the most pressured housing markets. If your target property is in central Athens or on a major island, this is your tier, and 800,000 EUR is the figure to plan around.

The 120 square metre minimum size rule

Zone A purchases must also meet a minimum of 120 square metres of main areas. The rule applies to built properties and to properties for which a building permit has been issued; undeveloped land is not subject to it. This is a qualifying condition in its own right, not a guideline: a built property below that size does not qualify at the Zone A threshold, regardless of its price. The size rule is one of the most overlooked details in the post-2024 programme, and it should be checked against the specific property before any commitment.

Zone B: the 400,000 EUR tier for the rest of Greece

Everywhere in Greece that is not a Zone A area falls into Zone B, with a minimum investment of 400,000 EUR and the same 120 square metre minimum size. For an investor who is flexible on location, Zone B is the standard entry point to Greek golden visa property: half the Zone A threshold, in regions that can still offer strong lifestyle and, in some areas, growth. The 120 square metre rule applies here too, so the same size check is needed.

The 250,000 EUR special categories: conversion and restoration

The lowest published figure, 250,000 EUR, survives only in two specific forms. Both are attractive on price and demanding on execution.

Commercial-to-residential conversion

The first special category is the conversion of a commercial property into residential use, available in any location. The critical condition is that the conversion must be completed before the application, which means the investor carries the conversion project, with its cost, timeline and permitting, before the property qualifies. There is no minimum size stated for this tier.

Historic restoration properties

The second is a listed property of historical or cultural value that requires full restoration or reconstruction. Again there is no stated minimum size, and again the investor takes on a substantial project, here with the added complexity of heritage rules and specialist works. Two conditions attach under the law: the restoration must be completed before the first five-year renewal of the permit, and failure to complete it carries a 150,000 EUR administrative fine alongside the risk to the permit itself.

Why the cheapest tier carries the most project risk

It is worth being blunt about the trade-off. The 250,000 EUR tiers look like the bargain of the programme, and on the headline number they are. But the lower figure buys a project, not a finished asset: a conversion to complete or a listed building to restore, each with cost overrun, timeline and permitting risk that a ready Zone A or Zone B apartment does not carry. If the 250,000 EUR special tier is compared with entry points elsewhere in Europe, it is level with Portugal’s cultural route and Hungary’s fund minimum rather than uniquely low, and the project risk is the reason it is not a like-for-like comparison with a completed purchase.

The short-term rental ban (and the fine)

One rule changes the investment case for many buyers and must be stated without spin. Property acquired through the Greece Golden Visa may not be listed on short-term rental platforms. Violation risks cancellation of the permit and a 50,000 EUR administrative fine. That single restriction rules out the Airbnb-style yield strategy that once drew many investors to Greek property, and any plan that quietly assumes short-term rental income is built on a rule the current law prohibits. Long-term letting is a different question and should be checked against current rules and local counsel, but the short-term ban itself is clear.

What the property buys you: permit, family, Schengen

The qualifying property leads to a residence permit with a genuinely strong profile. The permit is issued for five years and is renewable in five-year cycles while the investment is maintained. There is no minimum stay requirement to hold or renew it. It extends to the spouse, dependent children (under 21, extendable to 24 while in education), and the parents of both spouses, which means three generations can be covered from a single investment with no additional qualifying amount for family members. As a full Schengen member, Greece grants the permit holder visa-free travel across the Schengen Area. For the complete conditions, see our Greece golden visa requirements guide.

A brief note for completeness: alongside property, Greece offers a financial route under separate legislation, an investment of at least 500,000 EUR in qualifying Greek securities, funds or a fixed-term deposit. This page focuses on property, which is the route most buyers are researching, but the financial alternative exists for investors who prefer it.

Buying process and current timelines

The property path runs through property selection, legal and technical due diligence, purchase, and then the residence permit application. Due diligence matters more here than the price tier, particularly for the 250,000 EUR conversion and restoration categories, where the qualifying status of the property depends on the works being correctly completed and documented.

On timing, the backlog that defined 2024 and 2025 has been shrinking. Ministry-reported figures put pending applications at approximately 42,000 in November 2025, and by late January 2026 industry reporting citing ministry data put unresolved applications at roughly 10,600, down from a mid-2025 peak above 49,000. Recent estimates put typical processing at roughly four to nine months depending on the file and where it lands. Any timeline should be attributed and treated as an estimate rather than a promise, and the current position confirmed at the time of application. For the backlog context and its direction of travel, see our note on Greece golden visa applications.

Which zone is right for which investor?

The tiers suit different priorities, and matching the two is the whole decision.

An investor who wants a recognised, liquid, lifestyle-grade asset in Athens or on a major island, and who is comfortable with the 800,000 EUR threshold, belongs in Zone A. An investor who is flexible on location and wants to enter Greek property at a lower figure, in a completed home rather than a project, is a natural fit for Zone B at 400,000 EUR. The 250,000 EUR special tiers suit an investor who actively wants a conversion or restoration project, has the appetite and advisers to manage it, and treats the lower entry figure as compensation for real execution risk rather than a free discount. Crucially, the short-term rental ban means none of these tiers should be chosen on the basis of expected nightly-rental yield. For an investor comparing Greek thresholds with the lowest European entry points, our guide to Hungary golden visa cost and requirements sets out the 250,000 EUR fund route that anchors the comparison. When you are ready to look at listings, see Greece golden visa properties for sale.

Frequently asked questions

How much property do I need to buy for the Greece Golden Visa?
It depends on the zone: 800,000 EUR in prime areas such as Athens, Thessaloniki, Mykonos, Santorini and larger islands, 400,000 EUR everywhere else, or 250,000 EUR for qualifying conversion or restoration properties.

Is the Greece Golden Visa still 250,000 EUR?
Only for two special categories: commercial-to-residential conversions and listed historic properties requiring full restoration. Standard purchases require 400,000 or 800,000 EUR by zone.

What is the 120 square metre rule?
In Zones A and B a built qualifying property must have at least 120 square metres of main areas. The rule does not apply to undeveloped land, and the 250,000 EUR special categories have no stated minimum size.

Can I rent out my golden visa property on Airbnb?
No. Short-term rental of golden visa properties is prohibited; violations risk permit cancellation and a 50,000 EUR fine.

Can I buy two cheaper properties to reach the threshold?
No. The post-2024 law requires the qualifying investment to be carried out in a single property. A 2026 ministerial circular clarifies narrow situations, such as spouses buying one qualifying property in undivided co-ownership, so confirm any ownership structure with counsel against the current official rules.

Does the property give my family residency too?
Yes. The spouse, dependent children and the parents of both spouses can be included, covering three generations with no additional investment.

The bottom line

The Greece Golden Visa property programme is not complicated once the zones are drawn cleanly: 800,000 EUR in the prime areas, 400,000 EUR across the rest of the country, and 250,000 EUR only for conversion or restoration projects that carry real execution risk. Add the 120 square metre size rule and the short-term rental ban, and you have the whole current picture under Law 5100/2024. Every figure should be confirmed against the Ministry of Migration and Asylum at the time you invest, because the programme has changed before and may again. As advisers on investment migration, we help buyers match the right zone to their budget, timeline and use case before any purchase, and advisory fees are quoted per engagement. To continue, see the Greece golden visa pillar, the Greece golden visa cost breakdown, the cost of a golden visa across Europe, and the five best golden visa countries in Europe.