With the new regulations that came into force in 2024, Greece’s Golden Visa program has been significantly restructured. While the minimum investment threshold for real estate-based residence permits has been increased to €800,000 and €400,000 depending on the region, it is still possible—under specific conditions—to apply with a lower investment of €250,000. In this article, we examine in detail eligible projects for the Greek Golden Visa €250,000 threshold, the required conditions, and the current legal framework under the new legislation.
The New Greek Golden Visa System: What Changed After 2024?
With a decision taken in 2023, Greece increased the minimum investment amount to €800,000 for properties located in high-demand areas such as Attica, Thessaloniki, Mykonos, Santorini, and Greek islands with a population exceeding 3,100.
For properties located in all other regions of Greece, the minimum investment threshold has been set at €400,000.
In addition, for both thresholds:
- The property must be at least 120 square meters, and
- It must be purchased as a single residential unit.
However, the new law introduces exceptional cases that still allow participation in the Golden Visa program with a minimum investment of €250,000. There are eligible projects for the Greek Golden Visa Program.
This creates new opportunities for investors seeking residence rights with a more accessible budget. That said, these investments must meet specific legal and technical conditions.
Types of Projects Eligible for the €250,000 Golden Visa
Under the new regulation, independent of zoning rules and square meter limitations, the following two types of projects across Greece remain eligible for the €250,000 investment threshold:
Commercial-to-Residential Conversion Projects
If a property officially registered as commercial is converted into a residential unit, the investor may apply for the Golden Visa with a €250,000 investment.
However, the following conditions must be met:
- The conversion must be fully completed before submitting the Golden Visa application.
- The property must be officially reclassified as residential in both municipal and land registry records.
- The property must be physically suitable and ready for residential use.
These projects typically involve:
- Former office buildings
- Industrial properties
- Warehouse or storage facilities
Once converted, such properties often offer central locations at more accessible price points, making them attractive long-term investments.
Historically or Culturally Recognized Properties
Buildings that are officially registered as historical or cultural assets may also qualify for the Golden Visa under the €250,000 threshold.
Key points to consider for this model include:
- The property must be formally recognized by the competent cultural heritage authorities.
- After purchase, the investor is required to restore the property within five years.
- The restoration project must receive approval from the relevant authorities and comply with heritage preservation standards.
This option appeals to investors who wish to contribute to cultural preservation while benefiting from a distinctive and value-driven real estate investment.
Why Is the €250,000 Threshold Still Attractive?
Despite the increase in minimum investment amounts in many regions, projects qualifying under the €250,000 threshold remain highly attractive for several reasons:
- Residence rights in Greece can be obtained with a lower investment budget.
- The opportunity applies nationwide, with no zoning restrictions.
- No minimum size requirement—properties of any size are eligible.
- Investors may access higher value‑added projects, especially conversion developments.
- The residence permit grants free movement within the Schengen Area.
What Should Be Considered When Selecting a €250,000 Project?
| Key Consideration | Explanation |
| Title deed status | Ensure the property is officially registered as residential. |
| Conversion documentation | For converted properties, official usage-change approvals must be provided. |
| Restoration permits | For historical buildings, pre-approved restoration projects are an advantage. |
| Local expertise | The process requires knowledge of Greek property and residency law. |
| Timing | All technical and legal requirements must be fulfilled before application. |
Value‑Appreciating Projects in Athens by Solena
At Solena, we develop projects in emerging and value‑growing areas of Athens that qualify under the €250,000 investment threshold. With full compliance to the legal framework, we provide investors with end‑to‑end Golden Visa consultancy services, guiding them seamlessly through every stage of the process.
👉 Contact us to explore eligible projects.
Conclusion: A Major Opportunity with a Manageable Budget
Obtaining residence rights in Greece with a €250,000 real estate investment remains a valid and valuable opportunity. However, under the new law, the type and structure of the investment are now more important than ever.
By selecting the right conversion projects or historically protected properties, investors can secure both a high-quality living environment and long-term residence rights in Europe.
👉 Click here for more details on eligibility and application steps.
Frequently Asked Questions
Is it still possible to obtain the Golden Visa with a €250,000 investment?
Yes. It remains possible for specific types of projects, provided all legal and technical conditions are met.
How is a commercial property converted into residential use?
Municipal approvals and official land registry usage changes must be completed, and the property must be suitable for residential occupancy.
Can I apply immediately after purchasing a historical property?
Yes. However, the property must be restored within five years in compliance with official regulations.
Are these €250,000 projects limited to certain regions?
No. These projects are not subject to zoning restrictions and are valid throughout Greece.
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