Greece Golden Visa Investment Levels Explained: €250K, €400K and €800K Property Rules
Greece Golden Visa investment levels are no longer based on one nationwide property threshold. Investors now need to identify whether a property falls under the €250,000, €400,000 or €800,000 route before deciding whether it can support a residence-by-investment application.
The €500,000 figure still appears in older articles and property marketing because it formed part of the previous framework in certain high-demand locations. For new investments, however, the current system mainly uses €800,000 for designated high-demand areas, €400,000 for standard investments elsewhere, and €250,000 for specific qualifying property categories.
That distinction matters because a property's purchase price alone does not determine Golden Visa eligibility.
Greece Golden Visa Investment Levels at a Glance
The current property-based framework can be summarised as follows:
Investment Amount | General Rule |
|---|---|
€800,000 | Standard property acquisitions in Attica, Thessaloniki Regional Unit, Mykonos, Santorini and islands with more than 3,100 residents |
€400,000 | Standard qualifying acquisitions in other parts of Greece |
€250,000 | Certain commercial-to-residential conversions and qualifying listed-building restoration projects |
€500,000 | Primarily a previous threshold and not one of the main current tiers |
The revised structure was established through Greece's updated Golden Visa legislation, including Law 5100/2024.
The Greek government's housing policy portal explains the higher €800,000 and €400,000 investment requirements for standard real estate acquisitions.
Investors considering the wider greece golden visa program should therefore identify the correct property category before comparing listings.
Why the €500K Greece Golden Visa Threshold Still Appears Online
The €500,000 amount reflects an earlier stage of the program rather than the main current investment structure.
Before the latest reform, Greece had already increased the property minimum from €250,000 to €500,000 in selected high-demand markets. That higher level applied in locations such as parts of Athens and Thessaloniki, as well as Mykonos and Santorini.
The rules were later revised again.
Under the newer system, locations previously associated with the €500,000 level moved into the broader €800,000 category, while many areas that had remained at €250,000 moved to a €400,000 standard minimum.
As a result, a property advertised using the phrase "€500K Golden Visa" should be checked carefully. The amount may describe an older eligibility framework rather than the requirements applying to a new transaction.
Enterprise Greece has also explained how the investment thresholds were restructured.
Where Does the €800K Greece Golden Visa Threshold Apply?
The highest standard property threshold is €800,000.
It generally applies to:
Attica
Thessaloniki Regional Unit
Mykonos
Santorini
Greek islands with populations above 3,100 residents
The inclusion of Attica is particularly important.
Some buyers assume that moving outside central Athens means the lower €400,000 threshold automatically applies. In practice, the €800,000 rule extends across the wider Attica region, so properties in suburbs and coastal areas may still fall within the higher investment category.
Standard investments under this route must also satisfy additional conditions.
The qualifying investment is generally made through one property, and built properties subject to the standard thresholds must meet the applicable 120 m² main-use area requirement.
These conditions mean an investor cannot judge eligibility from price and location alone.
The Ministry of Migration and Asylum's published legislation provides the legal framework governing these requirements.
Listed Buildings Requiring Restoration
Certain listed buildings can also qualify under the €250,000 route.
These investments may be attractive because of the lower threshold, but they can involve a more demanding compliance process.
Investors may need to consider:
Listed-building status
Restoration obligations
Architectural restrictions
Building permits
Technical reports
Construction requirements
Completion deadlines or conditions
Additional restoration costs
The Greek government's official guidance on special property categories provides more detail on these alternative routes.
€800,000 Route
Generally applies to standard property acquisitions in:
Attica
Thessaloniki Regional Unit
Mykonos
Santorini
Qualifying islands above the population threshold
Investors reviewing greece golden visa properties should therefore confirm which category applies before comparing purchase prices.
Meanwhile, the €500,000 figure is best understood as part of the earlier Golden Visa framework, rather than a main current threshold for a new standard acquisition.
Investors should therefore begin by confirming the legal category of the property, followed by location, size, title and technical compliance.
For investors comparing Greece with residence and citizenship programs in other countries, Level Immigration provides information on international investment migration options.