Facts About Property Requirements for the Greek Golden Visa

Property eligibility is one of the most strictly enforced components of the Greek Golden Visa program. While many applicants focus primarily on the investment amount, compliance depends just as heavily on property type, legal status, and registration details. Greek authorities evaluate whether a property meets defined residential, size, and ownership criteria before approving residency. The facts below outline the core property requirements that must be satisfied for a successful application.

Qualifying Property Type Facts

• Only properties legally classified for residential use may qualify under the standard Golden Visa categories.

• Commercial properties qualify only when officially converted to residential use under Greek planning law.

• Listed or preserved buildings may qualify if restoration is legally approved and completed.

• The final registered property use must be residential at the time of application review.

• Short term rental use does not change the legal classification of a property.

Property Value and Structure Facts

• The qualifying property must meet the applicable €400,000 or €800,000 residential threshold based on location.

• Only one property may be used to meet the residential investment threshold.

• The purchase price stated in the notarial deed determines compliance, not market value.

• Property acquisitions through inheritance, donation, or gift do not qualify.

• Joint ownership structures are permitted only if each applicant independently satisfies the full threshold.

Size and Physical Requirements Facts

• Residential properties under the €400,000 and €800,000 thresholds must have a minimum size of 120 square meters.

• Size is calculated based on legally registered square meters, not advertised or estimated figures.

• Auxiliary spaces such as storage units or parking areas are typically excluded from size calculations.

• Properties with unauthorized extensions or irregular layouts may be deemed ineligible.

• Compliance is verified through official cadastral and planning records.

Registration and Legal Status Facts

• The property must be fully registered in the Greek Land Registry or Cadastre.

• Clear title is required, with no unresolved ownership disputes.

• All planning permits and zoning approvals must be valid and documented.

• Properties under legal challenge may delay or prevent approval.

• Any legal irregularities must be resolved before application submission.

Ownership and Retention Facts

• The applicant must maintain ownership of the qualifying property to retain residency rights.

• Selling or transferring the property invalidates the Golden Visa unless replaced with a compliant investment.

• Replacement properties must meet the thresholds and rules in effect at the time of replacement.

• Changes in ownership structure can affect compliance status.

• Authorities reassess ownership and legal compliance at renewal stages.

Rental and Use Facts

• Golden Visa properties may be rented, subject to Greek tax and registration rules.

• Rental income must be properly declared to Greek tax authorities.

• The property may be used as a primary residence, secondary residence, or investment asset.

• Short term rental activity must comply with local licensing regulations.

• Use violations can jeopardize renewal eligibility.

Key Takeaways

• Property eligibility depends on legal classification, not just purchase price.

• Residential properties must meet strict size and registration standards.

• Only one property may be used to satisfy residential thresholds.

• Legal compliance is reviewed at both application and renewal.

• Ongoing ownership is required to maintain Golden Visa status.