Buying land and building a Greece Golden Visa home
Yes, you can buy land and build a Greece Golden Visa home. The plot needs a building permit, the home needs at least 120 m² of main floor area, and the land and construction together must reach €800,000 or €400,000 depending on the area. Building takes much longer than buying a finished home, so it suits buyers with time and a clear idea of the house they want.
Is land and construction allowed?
Yes. A ministerial decision published in November 2025 confirmed that buying a plot and building a home on it can qualify for the Golden Visa. Two conditions carry most of the weight: there must be a building permit, and the value of the land together with the construction must reach the minimum for the area.
| Rule | What it means for a plot |
|---|---|
| Minimum | €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents. €400,000 elsewhere. Land plus construction together. |
| Size | The 120 m² minimum applies to property with a building permit, so the home in the permit needs at least 120 m² of main floor area. |
| Building permit | Required. A plot without a permit is only land. |
| One property | One plot and one home. Several plots cannot be combined. |
| Use | The same as any Golden Visa home: no short-term rentals. |
The €250,000 route does not apply here. It is only for converted commercial buildings and restored listed buildings. See the zones guide.
When building makes sense
Building suits a buyer who wants a specific kind of home that the market does not offer at the price: a family house with a garden, a home with a view, or a layout designed around how they live. It rarely suits a buyer in a hurry. A plot with a building permit is only the start, and the residence permit depends on proving that the full investment was made.
- Time. A permit, a contractor and the construction itself take far longer than buying a finished home.
- Cost control. Construction prices change, and the total must still reach the minimum when it is documented.
- Proof. The construction contract and the payments must show that the investment was really made. Ask the lawyer at which stage the application can be filed and which documents prove the construction part.
What to check on the plot
Land needs different checks from an apartment. Most problems with plots in Greece are not visible on the ground and only appear in the documents.
- Is it buildable? Whether the plot is inside or outside a town plan changes what can be built and how large the plot must be.
- Building coefficient. How many square metres the plot allows. A plot that allows less than 120 m² of main floor area cannot carry a Golden Visa home.
- Forest and coast. Forest maps and the coastal zone can limit or block construction.
- Road access. Access to a public road is often a condition for a permit.
- Utilities. Water and electricity connections can be expensive outside a town.
- Title and boundaries. The cadastre record, the topographic survey and the boundaries with neighbours should match.
A civil engineer and a lawyer check these before you sign. The general checks for any Golden Visa property are in how to choose a Golden Visa property.
Building or buying a finished home
| Plot and construction | Finished home | |
|---|---|---|
| Speed to application | Slow, depends on the permit and the building | Fast, once the purchase is registered |
| Control over the home | Full | What the market offers |
| Main risk | Permit, cost and contractor | The building and the neighbours |
| Best for | Buyers with time and a clear idea of the home | Buyers who want the permit sooner |
The costs of buying the land itself, such as transfer tax, notary and registration, follow the same rules as for any property. They are explained in the costs guide.
Common questions
Can I buy only a plot for the Golden Visa?
No. A plot without a building and a permit is only land. The investment has to include the construction of a home that meets the rules.
Does the €250,000 route apply to land?
No. €250,000 is only for converted commercial buildings and restored listed buildings.
Can I build in Athens for the Golden Visa?
Yes, but Attica is in the €800,000 zone, so the land and construction together must reach €800,000.
Who checks that a plot is buildable?
A civil engineer and a lawyer, before you sign. They check the town plan, the building coefficient, forest and coastal limits, road access and the title.