Find
Properties that fit your route, budget and plans, including ones that are not advertised.
Checked against the rules on 20 October 2026
The right property for your Greece Golden Visa
Found, checked against the 2026 rules and negotiated for you by a property advisor in Athens. Start with two questions to see which Golden Visa route fits your budget.
- Free
- No sign-up to see your result
- Personal reply by email
Your route
€250,000 conversion, or €400,000 outside Zone A
Athens, Thessaloniki and the larger islands need €800,000 for a standard property. With your budget the options are a conversion project there, or a €400,000 property elsewhere in Greece.
How this route works →How Shimi helps you buy
The Golden Visa depends on the property. Most problems start with a property that looked right but did not meet the rules.
Check
Zone, price, 120 m² of main floor area, title and conversion papers, checked before you see the property.
Negotiate
Price and terms negotiated with the seller, with a full cost sheet before you commit.
Coordinate
Lawyer, notary, tax number and bank account, managed step by step until the deed is signed.
After the purchase
Help finding long-term tenants, since short-term rentals are not allowed on Golden Visa properties.
The residence permit application itself is filed by a partner lawyer. Shimi coordinates with them throughout.
Three kinds of property that qualify
The minimum price depends on where the property is and what kind of property it is. It must be one property.
Attica including Athens and Piraeus, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents. At least 120 m².
See the zones →The rest of Greece. The same rules apply: one property of at least 120 m² of main floor area.
The €400,000 property guide →A building converted from commercial to residential use, or a restored listed building. No size minimum. Works in central Athens.
How the €250,000 route works →From first call to your property: about three months
That is the average in our experience, up to a completed purchase and a filed application. Most steps can be done remotely with a power of attorney.
- 01ShortlistProperties that fit your route and budget, already checked against the rules, with full costs.
- 02Tax number and bank accountOpened for you by power of attorney.
- 03Legal checksA lawyer checks title, permits and debts on the property.
- 04PurchaseContract signed at the notary. Payment through a bank only.
- 05Registration and applicationRegistration at the land registry, then the online application.
- 06Fingerprints and cardYou give fingerprints in Greece and receive the permit card.
Can be done remotelyUsually in Greece (signing can also be done by power of attorney)
Before you choose a property
Each guide answers one question in full, checked against official sources.
How to choose the propertyThe checks that decide eligibility, the legal checks and the red flags.
Property requirements in 2026Price by zone, the single-property rule, 120 m², payment and fees.
Investment zonesWhich areas need €800,000, which need €400,000, and what to check.
€400,000 propertyWhat to know before buying in the €400,000 zone, and the rental question to answer first.
Buying costsTransfer tax, notary, lawyer and permit fee, with a calculator.
The €250,000 routeConversions and listed buildings: what qualifies and the dates that matter.
Why buy property in GreeceTourism, growth and ten years of apartment prices, with official data.
Land and constructionBuilding your own Golden Visa home: the permit, 120 m² and the plot checks.
Selling the property laterThe permit, replacing the property and who can buy it from you.
Buying from IndiaThe LRS limit, co-ownership and buying without travelling.
The buying processSeven steps from shortlist to permit card, about three months.
Questions investors ask first
Can I rent out a Golden Visa property?
Yes, on a long-term lease. Short-term rentals of under 60 days through platforms such as Airbnb are not allowed on a property used for the Golden Visa.
Can I combine two smaller apartments to reach the minimum?
No. The investment must be in a single property.
Is there a minimum property size?
Yes, 120 m² of main floor area for the €400,000 and €800,000 routes. There is no minimum size on the €250,000 route.
Do I have to live in Greece?
No. There is no minimum stay to keep the permit.
Can I pay for the property from abroad?
Yes. You open a Greek bank account, usually by power of attorney, and the price is paid to the seller by bank transfer.
Tell Shimi what you are looking for
Shimi Limor is a property advisor for Golden Visa investors and the founder of Benefit Estate in Athens. He has worked in the Athens property market for almost ten years with investors from many countries.
Every message is answered personally, by email.