The Greek Golden Visa property framework does not have one universal purchase threshold. Standard acquisitions depend on location, while qualifying changes of use and listed-building projects have separate lower-threshold rules. Tourism-related contractual routes involve different rights and evidence again.
Before comparing properties by price, identify the precise legal modality being proposed. This article compares the property and tourism-related framework under Article 100. It does not catalogue every Greek investment-residence category or repeat the full Greece Golden Visa programme page.
Four questions that distinguish the modalities
| Modality | Minimum reference for a new transaction | The distinguishing question |
|---|---|---|
| Standard property acquisition | €800,000 in the specified higher-threshold areas; €400,000 elsewhere | Which location and property conditions apply? |
| Qualifying change to residential use | €250,000 | Has the legally required change of use been completed and evidenced? |
| Qualifying listed-building investment | €250,000 | Is the protected status established, and what restoration obligations follow? |
| Qualifying tourist-accommodation timeshare or long-term complex agreement | €800,000 or €400,000 according to the specified location rules | What rights does the qualifying contract actually grant? |
The amounts are qualifying references, not total transaction budgets. Earlier acquisitions, transitional cases and renewals may need a separate historical analysis. Do not apply a new-buyer summary mechanically to an older file.
Standard acquisition: location and one-property conditions matter
Article 100, as replaced by Article 64 of Law 5100/2024, sets €800,000 for Attica, the Thessaloniki regional unit, Mykonos, Thira and islands with more than 3,100 residents under the relevant census. Other regions have a €400,000 reference. The standard purchase is in one property; built property, or property with a building permit issued, requires at least 120 square metres of main spaces.
Ask the lawyer and engineer to identify the address, legal property description and qualifying main-space measurement. A listing’s advertised area and the legally relevant area should not be assumed to match. Likewise, a collection of individually attractive apartments is not automatically one qualifying transaction.
For example, a buyer comparing a compact apartment in an €800,000 area with a larger property elsewhere needs more than two asking prices. The location rule, legally relevant size, title and exact transaction structure must be checked before deciding which proposal is viable.
Change of use: the lower threshold is conditional
The current Mitos procedure describes a €250,000 acquisition involving one property whose main spaces change to residential use, without the standard 120-square-metre limit. The qualifying change must be completed after 5 April 2024 and before the residence application. The required technical report is central evidence; industrial-property cases have additional conditions concerning previous industrial activity.
A building that could be converted is not the same as a completed qualifying conversion. Ask which planning act supports the change, who carries out the work, who certifies completion and when those documents will exist. A marketing label such as conversion project does not answer those questions.
Keep the construction budget and completion obligations separate from the qualifying acquisition value. If the transaction depends on future works, obtain advice on the contractual protections and the consequences of delay. Do not treat an expected completion date as existing application evidence.
Listed buildings: protected status and restoration are separate facts
The listed-property procedure concerns a protected building, part of one, or a property containing one, to be restored or reconstructed, with a €250,000 acquisition reference. Mitos requires evidence of the listed designation, including the relevant Government Gazette reference in the notarial certificate. An old-looking building is not necessarily a legally listed building.
The statutory framework also ties the first renewal in this category to completed restoration or reconstruction. Ask what work is required, what approvals apply, how completion will be certified and whether your budget includes the full obligation. A low acquisition reference does not cap restoration spending.
Consider a buyer attracted to a visually appealing historic facade. Before signing, the useful questions concern legal designation, ownership, required works, technical feasibility and renewal evidence. The photograph does not establish any of them. The illustrative image on this article is not a representation of an eligible property.
Tourism contracts: do not confuse use rights with ownership
The current Mitos timeshare procedure covers qualifying tourist-accommodation timeshare or long-term tourist-complex agreements of at least five years. It applies location-based references of €800,000 or €400,000 and identifies contractual, notarial, registration and tourism-authority evidence. It is not a general rule that any hotel booking or holiday-club membership qualifies.
Read the rights created by the contract: what accommodation can be used, for how long, on which dates, under which charges and with which transfer or termination provisions? Those commercial rights differ from owning a residential property outright.
Compare maintenance charges and practical use alongside the immigration question. If the provider cannot identify the applicable legal contract and the evidence the authority expects, the proposal is not ready to compare with a property purchase.
Use the intended activity as a final filter
The current Mitos investment-permit procedures state that these permits do not establish access to employment. Property ownership should not be confused with permission to perform any work or operate any business. Have your actual intended activity assessed separately.
Also check the current use restrictions for the specific property and modality before relying on rental income. Do not treat a short-term letting forecast, a long-term lease and personal use as interchangeable. Ask who is responsible for confirming legal use and ongoing compliance.
Family preparation remains another workstream. Our Greek Golden Visa family-document guide covers relationships, names, custody, translation and authentication without repeating the investment analysis.
A practical comparison file before committing money
- Name the category: standard purchase, qualifying conversion, listed-building project or qualifying tourism contract.
- Identify the asset or contract: record the exact legal description and the evidence supporting the category.
- Separate the budgets: qualifying amount, transaction costs, professional work, necessary construction and ongoing expenses.
- Check timing: determine what must exist before application and what obligations continue to renewal.
- Review intended use: accommodation, rental plans and actual work activity need their own checks.
- Keep unresolved questions visible: obtain written answers before relying on a seller’s comparison.
该 European residency comparison framework helps compare the residence decision beyond the investment reference. The Greece destination guide connects the current FYPAS coverage.
Official sources and scope
- Greek Government Gazette: Law 5100/2024, Article 64, replacing Article 100 and establishing the location and property framework.
- Mitos: change-of-use initial permit, updated 27 October 2026.
- Mitos: listed-property initial permit, updated 27 October 2026.
- Mitos: tourist-accommodation timeshare initial permit, for current contract and location requirements.
Last verified: 29 October 2026. This comparison is for preparation, not property certification or an individual legal assessment. Confirm current law, implementation instructions and the particular transaction with the competent professionals and authority before committing capital.