The Greece Golden Visa through real estate investment has become one of the most popular options for investors looking to build a life in Europe. Obtaining a residence permit through property investment is favored by many, thanks to both its straightforward process and attractive investment opportunities. Greece stands out as one of the most practical solutions, especially for Turkish investors looking to gain freedom of movement within Europe.
In this article, we’ll cover what to watch out for when applying for the Greece Golden Visa through real estate investment, the investment thresholds, and how the process works.
Investment Thresholds for the Greece Golden Visa Through Real Estate
There are three different investment levels for applying for the Golden Visa in Greece:
- 250,000 EUR: This is the lowest investment threshold and applies in specific areas. It offers opportunities particularly in cities outside Athens, in seaside regions, and in developing areas. It also applies to properties converted from commercial to residential use. There is no population requirement of 3,100 or a 120 m² size limit at this threshold.
- 400,000 EUR: For investments at this level, the property must be located in an area with a population under 3,100 and must be at least 120 m² in size.
- 800,000 EUR: This investment level applies in Greece’s central and major cities. Here too, a 120 m² size requirement applies for areas with a population over 3,100.
Which investment type is right for you depends on your budget, your long-term plans, and of course, your purpose for making the investment beyond obtaining the Golden Visa.
Purpose of Investment: Personal Use or Rental Income?
When deciding to apply for the Greece Golden Visa through real estate investment, the first thing you need to clarify is what purpose this investment will serve beyond the Golden Visa itself.
- Investment for personal use or rental income: Athens is one of the most preferred cities among investors. It offers both a high rental return (ROI) and a strong market in terms of property value appreciation.
- Investment for holiday use: Areas like Halkidiki stand out. With its stunning coastline, tourist appeal, and proximity to Turkey, it’s ideal for holiday use.
The State of Projects in Athens: Why You Should Act Early
Right now, it’s nearly impossible to find a completed, commercial-to-residential converted project in Athens. This is because the majority of apartments sell within just 2 months of construction starting. As an alternative, investors are left with long-term projects that take 2–3 years to complete.
There are two types of developers to watch for here:
- Companies developing large-scale projects: They convert old commercial buildings into luxury residences. However, the process usually takes 2–3 years, and the apartments in these projects tend to be small units that receive light from only one side.
- Companies offering regional, fast solutions: They incorporate commercial properties beneath existing buildings into residential projects, giving investors the ability to choose both the area and the apartment. Since the construction process is shorter, this is advantageous for investors.
What Should You Look for When Choosing a Developer?
One of the most critical points in a Golden Visa investment is making sure that the title deed and construction permit for the property being purchased actually belong to the development company.
- Some companies may market a project as “theirs” when in reality they don’t hold the title deed or the permits.
- Be cautious of companies that want to start construction using capital collected from investors.
Our recommendation: Approaching projects that haven’t started construction yet is risky. But you also shouldn’t wait too long once construction has begun, because well-priced, advantageous apartments sell very quickly.
Another important point you should know is that there are two types of apartment purchases:
- Jointly owned (shared) apartment sales
- Fully owned apartment sales
We’ve covered this topic in full detail in a separate article.
The Support We Provide as İkinci Adres
As İkinci Adres, we work with 12 different developers across Greece. We never recommend projects to our investors whose official documents aren’t complete.
Throughout the Golden Visa process, we:
- Work with full transparency,
- Verify official documents,
- Provide guidance to help you choose the right developer.
Beyond the investment and documentation side, we’re also here to help you make the right decisions with our local experts who know the surrounding area, the city, and the culture. As İkinci Adres, we have comprehensive knowledge of all regions of Greece.
Conclusion
The Greece Golden Visa is one of the fastest and most accessible ways to build a new life in Europe. However, care must be taken when making a real estate investment — developer selection should be done carefully, the official permits of projects should be thoroughly reviewed, and local expert support should always be sought.
You can visit our YouTube channel to learn more about the Greece Golden Visa process through video content and to follow the latest developments.
