The €250,000 Greece Golden Visa: conversion and listed buildings
You can still get a Greek Golden Visa for €250,000, but only with a property converted from commercial to residential use, or a listed building restored for residential use. The conversion must be completed after 5 April 2024 and before you apply. It works anywhere in Greece, including central Athens, and there is no 120 m² minimum.
What qualifies for €250,000
| Route | Conditions |
|---|---|
| Change of use | A building, or part of one, converted from commercial to residential use. The change of use must be completed after 5 April 2024 and before you apply. Either the seller or the buyer can do the conversion. |
| Former industrial building | Can qualify if no industrial activity has operated in it for at least the last five years. |
| Listed building | A building, or a façade, officially designated as listed, which is restored or reconstructed. A transfer before the restoration is complete is void. |
In all three cases the minimum purchase price is €250,000, it must be a single property, and there is no 120 m² minimum. The route applies anywhere in Greece, including central Athens.
The dates that matter
- 5 April 2024: the change of use must be completed after this date. A change-of-use permit issued earlier is accepted only if it was updated or revised afterwards.
- Before you apply: the conversion must be finished. An office that is still an office on paper does not qualify yet.
What to check before you buy
- The change-of-use paperwork. An engineer's technical report confirming the change of use is part of the application. Ask to see it, or the plan for it, before you sign anything.
- Who carries the conversion risk. If the seller converts, the contract should make completion their responsibility. If you convert, budget for time, permits and works.
- The building itself. Many conversions are in older office buildings. Check the structure, the lift, the common areas and the other owners in the building.
- Who will rent it. You cannot rent it short-term. Make sure the street and the apartment work for long-term tenants.
- Resale. Selling while the permit is valid ends the permit. Think about who will buy it from you after five or ten years.
What it costs beyond the price
On top of the €250,000 you pay transfer tax, notary and land registry fees, legal fees, and the government fee of €2,000 for the permit plus €16 for the card. Conversion works, if you do them yourself, come on top. Ask for a full cost sheet for the specific property before you commit.
€250,000 conversion or €400,000 home?
| €250,000 conversion | €400,000 home | |
|---|---|---|
| Where | Anywhere, including central Athens | Outside Attica, Thessaloniki, Mykonos, Santorini and islands over 3,100 residents |
| Minimum size | None | 120 m² |
| Main risk | Conversion paperwork and building quality | Rental demand outside the big cities |
[A conversion deal you closed, without names: the area, the building, what you checked, and how long it took.]
Common questions
Can I buy a building that is still an office and convert it myself?
Yes. Either the seller or the buyer can carry out the change of use. You can apply only once the change of use is complete.
Does a former factory qualify?
It can, if no industrial activity has operated in the building for at least the last five years.
Can I rent out a converted apartment?
On a long-term lease, yes. Short-term rentals of under 60 days are not allowed on Golden Visa properties.