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Greek Golden Visa · EU residency

Greece Golden Visa from €250,000

Furnished Athens apartments, ready for your application — EU residency for the whole family, no minimum stay, visa-free Schengen travel.

Furnished & rent-ready — delivered units let from day one

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  • Athens-based team
  • Developer-direct listings
  • Local legal & accounting team
  • Free for buyers — we're paid by the developers

Golden Visa from €250,000

Brownfield conversions and restorations — the only route that still qualifies at the lowest threshold inside Athens.

All properties Golden Visa eligible

Premium Collection

For investors at the €800,000 threshold

Seafront and Riviera addresses in the South Athens suburbs.

Why investors choose the Golden Visa

An asset that earns — with EU residency attached

Residency is what brings most people to Greece. The property is what still has to make sense as an investment ten years from now — so we keep the selection small and the standard strict.

Athens, and only Athens

One city, known street by street. These are buildings we can walk to — we live here, we deal with the developers face to face, and we watch these neighbourhoods change from the inside.

Still the affordable capital

Athens remains one of the lowest-priced capital markets in Western Europe, and the districts we buy in — Piraeus, Kypseli, Patisia — are the ones being restored building by building right now.

Built to be let, not to sit empty

Furnished, finished and sized for long- and mid-term tenants, with projected gross yields of roughly 3–5% depending on the building. You can move in whenever you like — most owners never do.

Residency for the whole family

Spouse, children up to 21 and both sets of parents on the same investment. Five years, renewable, no minimum stay, and visa-free travel across the Schengen area.

One purchase, two outcomes: a property earning rent in euros, and a residence permit for the whole family that renews for as long as you hold it.

Rental figures are projections based on current lettings in each building, not guarantees.

Costs and fees

Every line item, including the ones most agents leave out.

Example: a €250,000 purchase

Purchase costs — ~€19,025

Transfer tax (3.09%)
€7,725
Notary (1.5% + 24% VAT)
€4,650
Legal (1.5% + 24% VAT)
€4,650
Cadastre (0.8%)
€2,000
Agent fee — developer listings
€0

Golden Visa application — ~€5,415

State fee
€2,000
Permit card
€16
Health insurance (per year)
~€109
Legal (€2,500 + VAT)
€3,100
Power of attorney & photos
~€190

Total all-in

~€274,440

On top of the purchase price

~9.8%

Family add-ons

  • Spouse — ~€2,135
  • Child under 18 — ~€106 each, plus a one-time €1,240 legal fee covering all children

Announced, not yet law — transfer tax from 2027

The government has announced that from 1 January 2027 the property transfer tax for non-EU buyers would rise from 3% to 15%. It has not been passed into legislation, so the calculation above uses the 3.09% in force today. We follow this closely and confirm the rate that will apply to your purchase in writing before you commit.

Example calculation — final costs confirmed per case.

Four steps to your Golden Visa

  1. 1

    Choose property

    Pick from the portfolio above — every listing is developer-direct and Golden Visa eligible.

  2. 2

    We register you & arrange your viewing

    We reserve the unit in your name and show it to you in person in Athens or over a video call.

  3. 3

    Purchase with full legal support

    Our legal team handles due diligence, the tax number, the bank account, the power of attorney and the notarial deed.

  4. 4

    Golden Visa application for the whole family

    We file for you, your spouse, your children and both sets of parents, and see it through to the permit cards.

Who we are

Manoli and Leonard, managing partners of locuspartner, in the Athens office
Manoli & Leonard — managing partners

locuspartner grew out of an Athens-based relocation and tax advisory practice built for international freelancers and businesses moving to Greece.

That work — tax registrations, permits and bookkeeping for people landing in Greece — led straight into residency by investment. The same clients kept asking how to turn a move into a permit, and how to put the money into something that would still make sense a decade later.

We live here. Athens is home, not a market we visit.

Paraskevi, attorney at law

Paraskevi

Attorney at law · Athens Bar Association

Property due diligence, power of attorney, the notarial deed, and the Golden Visa application for the whole family.

Ioanna, licensed accountant

Ioanna

Licensed accountant · Economic Chamber of Greece

Greek tax number, bank account, and the annual filings that keep the property and the permit compliant year after year.

Investment properties, not holiday homes

These are investment properties optimised to be rented out — most Golden Visa holders never live in them. Plan B residency plus income-producing Athens real estate, in one purchase.

Property values and rental income can fluctuate — projected rents and yields are estimates, not guarantees.

How long does the process take?

Typically three to six months from choosing a property to holding the residence permit. On a delivered property it can be considerably faster, because the title is ready and there are no construction milestones to wait for.

Is my family included?

Yes. One investment covers your spouse, your children up to 21 years of age, and the dependent parents of both spouses. They all receive the same five-year renewable residence permit.

Do I have to live in Greece?

No. There is no minimum stay. You do not need to spend a single night in Greece per year to keep the permit — you only travel here once to give biometrics, and that trip can be combined with a viewing.

Can I Airbnb it?

No. Under Law 5100/2024, short-term rental is not permitted for a property used to obtain a Golden Visa. Long-term letting is permitted, and so is mid-term letting from two months upward — which typically achieves a higher monthly rent than a standard long lease. That is exactly how these properties are designed to earn.

Can I finance it?

The Golden Visa requires proof that the full purchase price was paid from abroad through the Greek banking system, so the investment itself cannot be mortgaged in Greece. Most buyers pay outright or arrange financing in their home country first.

What if my property isn't built yet?

You can file as soon as the notarial purchase contract is signed and the full price is paid — the permit is not conditional on completion. Off-plan units are also where the €250,000 threshold and the better entry prices sit.

Get the full details on any property — free, within 24 hours.

Floor plans, the full cost breakdown for your family, rental projections and availability for the unit you pick.

Prefer to talk it through?

Fifteen minutes with the team that handles the filings — no sales script.

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Or email [email protected]

Free for buyers. No obligation. We reply within 24 hours.

Request details & floor plans

Free — we reply within 24 hours.
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