Selling a Greece Golden Visa property: the permit, replacement and resale
When you sell a Greece Golden Visa property, the permit loses its basis, for you and your family. To keep it, complete the purchase of a new qualifying property first and sell the old one second. When you sell, the next Golden Visa buyer can only use your property if it meets the rules in force at that time, which is why resale should be considered when you choose.
What happens to the permit when you sell
The residence permit rests on owning the property. When you sell it, the basis for the permit is gone, for you and for the family members on your application. The safe order is the opposite of what most sellers do: first complete the new qualifying purchase, then sell the old property.
The Ministry of Migration's interpretive circular of April 2026 points the same way. Lawyers reading it advise that the replacement investment should be completed before the existing property is transferred, and warn that selling first and buying later puts the family's permits at risk.
Check with the lawyer before you list the property. The timing of a sale and a replacement purchase decides whether the permit continues. It is a legal question, and it should be settled before the property goes on the market.
Replacing the property
- Buy first, sell second. The new property is registered in your name before the old one is transferred.
- The new property follows today's rules. Its price, area and size must meet the minimum in force when you buy it, not the rules that applied to your first purchase.
- Same use rules. The new home cannot be rented short-term either.
The current rules for a qualifying property are in the property requirements guide.
Who can buy your property
This is the part most buyers do not think about when they buy. The market for your property when you sell depends on whether it still qualifies for the next Golden Visa buyer.
| Your property | Possible buyers |
|---|---|
| Meets today's rules: right zone, price and at least 120 m² | Local buyers, foreign buyers and the next Golden Visa investor |
| Bought under the old €250,000 rules, small or in a higher zone | Local and foreign buyers, but usually not a Golden Visa investor |
| Converted commercial building | Depends on the dates of the conversion. Ask the lawyer before you price it. |
| Listed building not yet restored | None. A transfer before the restoration is complete is void. |
Choosing a property you can sell later
The time to plan the sale is when you buy. A property is easier to sell when the next buyer can see why it holds its value. These are the same points that matter when you choose it:
- The building. A maintained building, a working lift and owners who pay the shared costs.
- The location. An area with steady demand from people who live there all year, not only in summer.
- The apartment. Floor, light, layout and a balcony matter to every buyer, local or foreign.
- Clean papers. A clear title and permits that match the property. Problems found at resale delay the sale.
The full list is in how to choose a Golden Visa property.
Common questions
Can I sell my Golden Visa property and keep the permit?
Only if you replace it with another qualifying property. Lawyers advise completing the new purchase before transferring the old one.
Can I sell to another Golden Visa investor?
Yes, if the property meets the rules in force when they buy: the minimum for its zone and at least 120 m² of main floor area.
Can I sell a listed building before it is restored?
No. A transfer before the restoration is complete is void.
Does the new property have to meet the current minimums?
Yes. A replacement property is a new purchase, so today's rules apply to it.