What the video covers
- Why the €250,000 threshold survived the 2024 reform when everything else went up, and what Greece was trying to achieve by keeping it.
- What separates this route from the €400,000 and €800,000 thresholds.
- The one thing that decides whether a project qualifies: the approved change-of-use permits.
- How far the permit reaches — three generations on one application, no minimum stay, Schengen movement.
- Where residency ends and tax residency begins, and the non-dom option if you do relocate.
- The limits worth hearing before you commit: no Greek salary, no short-term letting, renewal costs.
- Why the best units are committed long before the buildings are finished.
Greece raised its Golden Visa property thresholds in 2024, and most investors assumed the €250,000 entry point disappeared with them. It did not. Two exceptions survived inside the same reform, and they are now the most used way into the programme.
What you get is a five-year residence permit that renews for as long as you hold the investment, with no minimum stay: after your biometrics appointment you are never required to set foot in Greece again. Approval can come in as little as 60 days on a clean file, and one application covers three generations of the family.
In the video above, Georgea Rios walks through how the route works, what it costs and where the catch is. The full transcript is further down this page. For every other investment option and the rest of the programme, see the Greece Golden Visa 2026 guide.
The two exceptions that kept the €250,000 threshold
Both apply regardless of the property's location or size — Athens included. The critical difference between them is when the building work has to be finished, and getting that wrong is what costs people the application.
Commercial-to-residential conversions. A property converted from commercial to residential use qualifies, provided the conversion is fully completed before you submit the Golden Visa application. You can commit to a unit off-plan — that is how the good ones are secured — but the application waits for the works to finish and for the paperwork that proves the change of use.
Restoration or reconstruction of listed buildings. Buildings of historical or cultural significance qualify on a different clock: the work must be complete by the first renewal, at the end of the initial five-year term, evidenced by an engineer's report. The trade-off is that the obligation has teeth. Transferring the property before the restoration is finished is void, and failing to complete it carries a €150,000 fine and loss of the residence permit.
Two conditions apply to both routes. The change of use must have taken place after 5 April 2024, when Law 5100/2024 came into force, and the €250,000 route can be used only once per investor.
The practical point, and the reason projects matter more than prices here: the development has to already hold the approved change-of-use permits. Without them the €250,000 threshold does not apply and you are back at the standard thresholds. That is what we check before we put a project in front of you.
How that compares with the standard thresholds
- €250,000 — qualifying conversions and listed-building restorations, anywhere in Greece, any size.
- €400,000 — a single property of at least 120 m², across most of the country.
- €800,000 — a single property of at least 120 m² in Attica, the municipality of Thessaloniki, and islands with a registered population above 3,100. That last band reaches well beyond Mykonos and Santorini: Crete, Rhodes, Corfu and Kos are all inside it.
Approved conversion projects are scarce and demand for them is global, so the best units are usually committed long before completion.
Also Read:- Greece Golden Visa Program Guide
Lincoln Global Partners: Greece Golden Visa €250000 Investment Portfolio 2026
Athens Golden Visa Investments
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Moschopolou 21 Residential Apartments
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What the permit gives you
One application covers your spouse, your unmarried children under 21, your parents and your parents-in-law, with no dependency condition on the older generation — three generations on one file, which very few programmes match. It carries free movement across the Schengen area, the right to set up a business anywhere in the European Union, and access to Greek public healthcare and education.
The permit is not permanent residency, and it is worth being precise about that: it is a five-year permit that renews for as long as the qualifying investment is held. Sell the asset and the basis for the permit goes with it. In practice it behaves like long-term residency — nothing obliges you to move, or even to visit — but it is conditional.
Greek citizenship is a separate question. It takes seven years of physical residence as a resident plus a B1 Greek language certificate, so it only comes into play if you actually relocate and live there.
Residency is not tax residency
Holding the permit does not make you a Greek taxpayer on your worldwide income. You become tax resident only if you spend 183 days or more a year in Greece, or move your centre of vital interests there. Below that, Greece taxes you only on Greek-source income — for most holders, the rent from one property, which lands under €12,000 a year and is taxed at 15%, with bands of 25% and 35% above that, plus a modest annual property tax.
If you do decide to relocate, investors bringing €500,000 or more who become tax resident can elect non-dom status: a flat €100,000 a year on all foreign income, whatever its size. Confirm your own position with a qualified tax adviser before acting on any of this.
Not sure how this fits your strategy?
A focused consultation to assess your objectives and shortlist the right options.
Things worth knowing before you commit
- You can use the property yourself or let it on long leases of a year or more. Short-term platforms such as Airbnb are off-limits for Golden Visa properties.
- You cannot take salaried employment in Greece on this permit. You can own companies, sit on boards and work self-employed, but you cannot draw a Greek salary.
- Health cover is mandatory for every applicant.
- Renewal costs €2,000 for the main applicant, plus €150 a year for dependants over 13.
- Many of our projects come with full management and guaranteed returns, typically 3 to 4%, and some pay that guarantee upfront across a multi-year plan.
Greece Golden Visa Refurbishment Category Frequently Asked Questions
Does the location that I invest in determine the minimum investment requirement?
In part yes. But not at the €250k Threshold which is exclusively for investments made into eligible renovated or refurbished properties. Such properties can be located anywhere in Greece. For non-refurbishment real estate, the minimum investment is €800k in Attica and other major cities and €400k throughout the rest of the country.
What should I look for in a €250000 Greece Golden Visa Investment?
The real estate must either be an old historic building that will undergo refurbishments or commercial property that will be converted into residential. Licenses are required and a local lawyer will be needed to assess the eligibility of the investment. However, do not worry! We are here to help with that.
Can I book a presentation with Lincoln Global Partners to discuss these Greece Golden Visa Investment opportunities?
Yes of course, you can reach out to us via the form below for more information or click the button to book a consultation with us. We can also arrange presentations with our real estate partners for a specific project of interest.Book A Presentation
Explore Greece Golden Visa Investment Opportunities with Lincoln Global Partners
If you have any questions and you are interested in learning more about our Greece Golden Visa investment opportunities then reach out to us via the form below.
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