Eight Questions to Ask Before a Golden Visa Property Purchase

What are the property investment thresholds?

The standard routes require €800,000 in Attica, the regional units of Thessaloniki, Mykonos and Thira (Santorini), and islands with more than 3,100 inhabitants according to the latest census; elsewhere, €400,000. Both require one property and at least 120 m² of main spaces for built property or property with a building permit. Special €250,000 routes exist for qualifying changes to residential use and listed-building restoration.

What should I budget beyond the property price?

Allow separately for applicable purchase tax, notary, registration, legal and advisory fees, translations, permit and card fees, insurance and travel. Where ordinary transfer tax applies, the 3% tax plus the municipal levy on that tax gives an effective 3.09% of the taxable value. The exact tax treatment and professional fees depend on the transaction; request an itemised quote.

Which family members can apply?

The investor’s spouse or recognised civil partner, qualifying unmarried children under 21, and the direct ascendants (parents) of the investor and spouse or partner can apply. Children from a previous relationship require the applicable custody evidence. A separate exception covers qualifying adult children who lack legal capacity, subject to formal proof. Each person needs a separate application, insurance and supporting documents; family permits are linked to the investor’s permit.

Can I rent out a Golden Visa property?

Long-term letting is permitted. The short-term rental and subletting prohibition covers the statutory short-stay model, including stays under 60 days with only accommodation and linen, whether booked on a platform or directly. Circular 1/2026 distinguishes long-term arrangements and licensed tourism activities; obtain legal advice before using any alternative model.

Where can I travel with the residence card?

A valid Greek residence permit and passport generally allow short visits to other Schengen countries for up to 90 days in any rolling 180-day period, combined across those countries, subject to entry conditions. Time authorised in Greece is separate. This is not permission to move to or work in another country, and it does not cover every European destination.

How long will approval take?

Separate purchase, preparation, filing, biometrics, decision and card delivery. The 90-day rule introduced for single work/residence permits by Law 5275/2026 should not be advertised as a Golden Visa deadline: investor permits are excluded from that chapter. Property readiness, document corrections and appointments affect timing. Ask for a current estimate for your filing office; do not rely on a guaranteed card-delivery date.

Can I sell and keep my residency?

To maintain the investment basis without interruption, first complete a new qualifying investment, then notify the competent authority so its eligibility can be verified before disposing of the original property. A sale without a qualifying replacement affects the investor and dependent permits. Restoration properties have additional restrictions before completion.

Does buying an eligible property guarantee approval?

No. A qualifying investment is one requirement. The authorities also examine the applicant and the application evidence. Before committing funds, agree what the contract says about legal defects, incomplete conversion, missed deadlines and refusal. Nexora coordinates the process; the Greek authorities decide the application.