How to choose a Greece Golden Visa property
Short answer
First check that the property qualifies: the right price for its zone, 120 m² of main floor area for the €400,000 and €800,000 routes, and a single property. Then a lawyer checks title, building legality and debts. Finally, judge it as an investment: location, floor, year of construction, earthquake resistance, the lift and how well the building is maintained.
Checks that decide whether the property qualifies
If any of these fails, the property will not give you a Golden Visa, however good it looks.
- The zone and the price. The purchase price must reach €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents, and €400,000 elsewhere. Confirm the zone of the exact address, not just the town. See the zones guide.
- 120 m² of main floor area. For the €400,000 and €800,000 routes. Check the figure in the title deed and the building permit, not in the listing. Balconies and shared areas do not count.
- One property. The minimum must be reached with one property. If the price includes a parking space or storage room on a separate title, ask the lawyer how much of the price counts toward the minimum.
- For a €250,000 conversion: the change from commercial to residential use must be completed after 5 April 2024, confirmed by an engineer's report, and finished before you apply. See the €250,000 guide.
- For a listed building: the official listing must be on record, and the restoration must be complete before the transfer.
Legal checks before you sign
- Clean title. A lawyer checks the land registry or cadastre for ownership, mortgages, seizures and claims.
- Building legality. An engineer certifies that there are no unauthorised additions. This certificate is needed for the sale.
- Energy certificate. Required for every sale in Greece.
- Debts linked to the property. Unpaid building charges and property taxes should be cleared by the seller before signing.
The building and the apartment: what listings leave out
Two apartments with the same price, size and zone can be very different investments. These are the factors that decide it, and the ones most foreign buyers do not know to ask about.
The area
| Factor | What to check | Why it matters |
|---|---|---|
| Neighbourhood | The area and the specific street | Decides rental demand, resale and how well the value holds. |
| Quiet | Traffic, nightlife and noise at different times of day | A quiet street is easier to rent to families and long-term tenants. |
| Metro and public transport | Walking distance to a metro station, tram or main bus lines | Tenants without a car look first at homes near the metro. It is one of the strongest drivers of rent in Athens. |
| Shops and services | Supermarkets, shopping centres, schools and clinics nearby | Everyday convenience keeps tenants longer. |
| Leisure | Cafés, restaurants, parks and the sea within easy reach | Adds to the quality of life that tenants and future buyers pay for. |
| Road access | How quickly you reach the main highways and the airport | Matters for tenants who drive and for owners who visit. |
| Cleanliness | The state of the streets and pavements around the building | The first impression for every tenant and buyer who visits. |
The apartment and the building
| Factor | What to check | Why it matters |
|---|---|---|
| Floor | Which floor, and how you reach it | Higher floors get more light and less noise, but only work with a reliable lift. |
| Front or back | Whether the apartment faces the street or the rear of the building | Front-facing apartments usually have more light and a view, and are often valued higher. Rear ones can be quieter. |
| Balcony | Whether there is one, its size and what it looks onto | In the Greek climate a balcony is used most of the year, and tenants look for it. Remember it does not count toward the 120 m². |
| Year of construction | When the building was built and whether it was renovated | Older buildings often need more work on pipes, wiring, insulation and the roof. |
| Earthquake resistance | Which anti-seismic standard the building was designed to | Greece is an earthquake zone. Newer standards are stricter, and tenants and future buyers ask. |
| Lift | Whether there is one, and whether it works and is certified | Without a working lift, an apartment above the second floor is hard to rent and hard to sell. |
| Building management | Whether the building has a manager or a management company, and the monthly building charges | A managed building collects the charges and keeps up repairs. Know the monthly cost before you buy. |
| Building maintenance | The state of common areas, and whether the other owners pay the shared building charges | When owners stop paying, repairs stop. You may end up paying for them yourself. |
| Top floor and roof | The state of the roof and its waterproofing, and when it was last redone | If the roof is not maintained, the top floors are the first to get leaks in winter, and their owners often end up paying for the repair. |
| The other apartments | Whether some apartments are empty, abandoned or have owners who do not pay their share | Each unpaid share is a cost that falls on the owners who do pay. |
From Shimi's experience
"I know investors who bought a fourth-floor apartment for the Golden Visa and then had to pay out of their own pocket to repair the building's lift. The other owners had not paid the shared building charges, so the lift had not been maintained, and an apartment on the fourth floor without a working lift is very hard to rent. This is common in Greece and almost never mentioned to foreign buyers. It is one example of why we check the building, not just the apartment."
"I know investors who bought a fourth-floor apartment for the Golden Visa and then had to pay out of their own pocket to repair the building's lift. The other owners had not paid the shared building charges, so the lift had not been maintained, and an apartment on the fourth floor without a working lift is very hard to rent. This is common in Greece and almost never mentioned to foreign buyers. It is one example of why we check the building, not just the apartment."
From Shimi's experience
"The same happens with roofs. When a building is not maintained and the shared charges are not paid, nobody pays to waterproof the roof. The owners on the top floors are the first to get leaks in winter, and they end up paying for the repairs themselves. In many Greek buildings some owners do not pay their share for repairs and wear, and there are many ghost apartments: abandoned for years, with no owner to be found or owners who have not paid for decades. They are neglected, they pay nothing toward the building, and there is no one to talk to. Foreign buyers rarely hear about this, so we check who owns the other apartments and whether they pay."
"The same happens with roofs. When a building is not maintained and the shared charges are not paid, nobody pays to waterproof the roof. The owners on the top floors are the first to get leaks in winter, and they end up paying for the repairs themselves. In many Greek buildings some owners do not pay their share for repairs and wear, and there are many ghost apartments: abandoned for years, with no owner to be found or owners who have not paid for decades. They are neglected, they pay nothing toward the building, and there is no one to talk to. Foreign buyers rarely hear about this, so we check who owns the other apartments and whether they pay."
Checks that decide whether it is a good investment
A property can qualify and still be a poor choice. You will own it for at least five years, and you cannot rent it short-term. Location matters most.
| Check | Why it matters |
|---|---|
| Long-term rental demand | Short-term rentals are not allowed, so the street and the layout must work for tenants on a normal lease. |
| Resale | Selling while the permit is valid ends the permit. Think about who will buy it from you in five or ten years. |
| Total cost | Transfer tax, notary, land registry, lawyer and the €2,000 permit fee come on top of the price. Get a full cost sheet first. |
Red flags
- A listing that says "Golden Visa eligible" with no documents to show it. The label is marketing, not a legal status.
- A size quoted only in gross square metres.
- A conversion where the change of use is "in progress" and the contract does not make the seller responsible for finishing it.
- Pressure to pay a deposit before a lawyer has seen the title.
- A price that only reaches the minimum when a separate parking space or storage room is added.
How Shimi works through this list
Every property Shimi sends you has already passed the eligibility checks above. The legal checks are done by a lawyer before you sign, and the investment checks are discussed with you property by property. See the full buying process.
From Shimi's experience
"The most common mistake I see is the choice of location. In Athens, two properties at the same price can perform very differently depending on the area they are in. I have lived here for ten years, I know the neighbourhoods well, and I know which areas give buyers the strongest investment. Location is the first thing I check in every property."
"The most common mistake I see is the choice of location. In Athens, two properties at the same price can perform very differently depending on the area they are in. I have lived here for ten years, I know the neighbourhoods well, and I know which areas give buyers the strongest investment. Location is the first thing I check in every property."
Common questions
Is "Golden Visa eligible" in a listing enough?
No. It is a marketing label, not a legal status. Eligibility depends on the zone, the price, the size and the documents of the specific property.
Can I buy a property that needs renovation?
Yes, as long as it meets the price and size rules when you buy it. For the €250,000 route, the conversion or restoration must be finished before you apply.
Should I buy new or resale?
Both qualify. New buildings usually need less work and may have different taxes. Resale properties are often in more central areas. Compare the total cost, not just the price.
Why does the building matter if I only buy one apartment?
Shared costs such as the lift, the roof and the common areas are paid by all owners. If other owners stop paying, repairs stop, and the value and rentability of your apartment suffer.
Is a top-floor apartment a good choice for a Golden Visa?
It can be, for the light and the view, but check the roof and the lift first. If the roof is not maintained, top floors are the first to get leaks, and without a working lift they are hard to rent.
Sources
Related guides
Investment zonesWhich areas of Greece need €800,000, which need €400,000, and when the €250,000 route applies. The zone rules …€250,000 routeHow the €250,000 Greece Golden Visa works in 2026: which converted commercial and listed buildings qualify, ke…Buying processHow to buy a Greece Golden Visa property in 7 steps, from shortlist to permit card: how long each takes and wh…Buying from IndiaBuying a Greece Golden Visa property from India: which route fits, how the LRS limit affects the budget, co-ow…Selling the propertyWhat happens to your Greece Golden Visa when you sell the property, how to replace it safely, and who can buy …Land and constructionCan you buy land and build a Greece Golden Visa home? The rules for plots, the building permit and 120 m², and…