Greece Golden Visa €400,000 property: what to know before you buy
A €400,000 Golden Visa property must be outside Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents, and have at least 120 m² of main floor area. That covers most of mainland Greece and the smaller islands. Before choosing an area, decide how you will use the property, because short-term rentals are not allowed.
What a €400,000 property must meet
- Location outside Zone A. Not in Attica, the Thessaloniki regional unit, Mykonos, Santorini or an island with more than 3,100 residents.
- One property. The full €400,000 in a single property.
- At least 120 m² of main floor area. Balconies and shared areas do not count.
- Long-term use only. Short-term rentals of under 60 days are not allowed.
The full list of rules is in the property requirements guide.
Where the €400,000 route applies
Most of mainland Greece outside Attica and the Thessaloniki regional unit, and the smaller islands. Within this zone the choice is wide: regional cities, coastal towns, villages and rural homes. Which area makes sense depends on how you will use the property, and that is decided case by case.
For islands, the population decides the zone. Always confirm the zone of the exact property before an offer. See the zones guide.
What €400,000 buys
Because of the 120 m² minimum, the €400,000 route is usually a large apartment, a house or a villa rather than a small flat. That suits families who plan to use the home themselves, and investors who want space rather than a central city location.
The rental question
This is where most €400,000 buyers need to think hardest. Many of the most attractive areas outside Athens are summer destinations, and their rental market is built on short stays. A Golden Visa property cannot be rented short-term, so a home in a summer resort may stay empty for most of the year.
| Type of area | Long-term rental demand | Best for |
|---|---|---|
| University city | Steady, from students and staff | Investors who want rental income |
| Regional centre | Steady, from local professionals and families | Rental income and stable value |
| Summer resort | Weak outside summer, and short-term rental is not allowed | Owners who will use the home themselves |
| Commuter area near Athens | Depends on transport links to the city | Families and owners who split time with Athens |
What to check in a €400,000 property
- The zone of the exact address, confirmed by a lawyer.
- The main floor area in the title and the building permit, not the listing.
- For houses and villas: the plot, the building permit for every part of the house, and any additions built without one.
- Year-round access, water, heating and internet.
- Who will rent it, in which months, and at what rent.
The full list, including the building checks, is in how to choose a Golden Visa property.
Choosing the right area is where local knowledge matters most. Tell Shimi how you plan to use the property and he will suggest where to look.
Common questions
Is Halkidiki in the €400,000 zone?
Yes. Halkidiki is its own regional unit, separate from the Thessaloniki regional unit, so the €400,000 minimum applies.
Can I buy a holiday home by the sea for €400,000?
Yes, if it is outside Zone A and has at least 120 m². Keep in mind you cannot rent it short-term, so plan to use it yourself or find a long-term tenant.
Can a €400,000 property be a house with land?
Yes. The 120 m² refers to the main floor area of the house, and the whole property must be one property in your name.