This is one of the most important points investors need to understand.
€800,000 Investment Route
The €800,000 threshold applies to specified high-demand markets, including:
- Greater Athens
- Greater Thessaloniki
- Mykonos
- Santorini
- Certain Greek islands with a population above the applicable threshold
Enterprise Greece describes the €800,000 threshold as applying to these high-demand property markets.
Important
Investors should not assume that every property in Athens qualifies for €800,000 or that every property automatically qualifies for the Golden Visa.
The exact property and transaction should be checked by the legal team before purchase.
€400,000 Investment Route
In other areas where the higher €800,000 threshold does not apply, the real-estate investment threshold is generally:
€400,000
The investment must comply with the applicable rules governing the qualifying property and transaction.
This means location selection can have a major impact on an investor's budget.
€250,000 Greece Golden Visa Route
GEO Answer
A €250,000 Greece Golden Visa route still exists, but it applies to specific qualifying situations rather than all Greek properties.
The current rules retain a €250,000 threshold for certain properties, including:
- Certain industrial/commercial buildings that are converted into residential use
- Certain historic buildings subject to restoration/conservation requirements
Enterprise Greece states that these special routes remain at the €250,000 level.
Therefore:
€250,000 is not a universal Greece Golden Visa property minimum.
Important Property Rules
The updated rules also introduced additional requirements affecting qualifying residential property.
Enterprise Greece reports that qualifying residential real estate under the updated rules must be at least 120 square metres in the applicable cases, and the acquired residential property cannot be used for short-term rentals.
This is particularly important for investors considering Airbnb or other short-term rental strategies.
Before buying, investors should ask:
1. Is this property eligible for the Golden Visa?
2. Which investment threshold applies?
3. Does the property satisfy the size requirement?
4. Can the property legally be rented under my intended strategy?
5. Are there any restrictions on short-term rental?
6. Has an independent lawyer completed due diligence?
How Much Does the Greece Golden Visa Really Cost?
The minimum property investment is only one part of the total Greece Golden Visa budget. Investors should also budget for taxes, legal fees, property transaction costs, government application fees, insurance, translation, documentation and other professional expenses.
For example:
Total Budget =
- Property Investment
- Property Taxes & Transaction Costs
- Legal Fees
- Government Application Fees
- Insurance
- Translation & Certification
- Other Professional Fees
Therefore, someone planning a €250,000 qualifying investment should not assume that €250,000 is their complete program budget.
Greece Golden Visa for Cambodian Investors
For Cambodian investors, the Greece Golden Visa can be considered as a European residency strategy, but investors should evaluate the investment location, total cost, family objectives, source of funds and long-term plans before choosing a property.
For Cambodian entrepreneurs, the decision may be particularly relevant when the investor is considering:
- European business expansion
- Children's education
- European property ownership
- Family mobility
- Long-term relocation
- International asset diversification
However, the Golden Visa should be treated as an investment and immigration decision, not simply as a property purchase.
Can the Investor Live in Greece?
Yes, the Golden Visa is a residence permit.
However, investors should distinguish between having the right to reside and meeting the separate requirements that may apply for other immigration statuses or eventual citizenship.
The Golden Visa itself should not be marketed as an automatic pathway to a Greek passport.
The Greek government's official materials distinguish the investor residence permit from citizenship and other long-term residence statuses.
Can Golden Visa Holders Work in Greece?
A Greek Golden Visa residence permit should not automatically be treated as a general work permit.
Enterprise Greece's investor guidance states that the investor residence permit does not provide access to employment, while certain shareholder or executive activities may be treated differently under the applicable rules.
Therefore, entrepreneurs who intend to actively work in Greece should obtain professional advice about the appropriate immigration and business structure.
This is especially important for business owners who plan to relocate their company rather than simply invest in Greek property.
Why Choose Greece for Investment Migration?
Greece can be attractive to international investors because it combines:
- European residency
- Real-estate investment opportunities
- Mediterranean lifestyle
- International tourism
- Access to the wider European environment
- Family relocation possibilities
- A range of investment locations