Contents
Greek Golden Visa €250,000: The Change-of-Use Guide (2026)
Key Points
- The €250,000 threshold applies exclusively to the purchase price — renovation and conversion costs do not count towards the minimum investment
- Change of use must have been completed after 5 April 2024; earlier conversions are excluded from the programme
- Short-term rental (Airbnb, Booking.com) is explicitly prohibited; only long-term leasing is permitted
- The civil-law notary — not the lawyer — submits the Property Transfer Tax electronically and certifies the manner of payment
- The residence permit application can only be submitted after the change of use is fully completed and certified by the engineer
- The entire transaction can be handled remotely via Power of Attorney — one visit to Greece is typically sufficient
The €250,000 route to the Greek Golden Visa still exists — but since 1 April 2024 it runs through a single pathway: commercial property converted to residential use. The requirements are precise and non-negotiable. This guide covers every one of them, updated to June 2026. Every step is handled in English directly with the notary, with no interpreter required, and the entire transaction can be coordinated remotely.
1. What "Change of Use" Means in the Golden Visa Context
This route covers properties that are legally converted from commercial use to residential use. For a property to qualify, it must:
- Be declared (on form E9 / the Hellenic Cadastre / the building permit) as a commercial space — namely: office, shop, warehouse, workshop or industrial premises.
- Have the change of use to residential lawfully approved by the competent Town Planning Authority (YDOM — the Greek planning permit office).
- Have had the change of use completed after 5 April 2024 — at which point residential use legally begins.
LEGAL CLARIFICATION (Article 100, Law 5038/2023)
The €250,000 threshold applies EXCLUSIVELY to the "acquisition value" of the property. In other words, the purchase price stated on the contract must be at least €250,000. Renovation or conversion costs do NOT count towards the minimum investment threshold.
You purchase the property after the seller has already completed both the change of use and the renovation (purchase value ≥ €250,000). Advantage: Immediate availability and no planning risk.
Before purchase: the seller has already filed an application for change-of-use approval with the competent Town Planning Authority (YDOM).
After signing: you take on the works and have the permit transferred into your name as the new owner.
The property's size does not determine eligibility. The investment amount does.
Quick Eligibility Check
4 short questions — see if your property meets the core criteria.
2. Is There a Square-Metre Limit?
For the change-of-use category, Greek law imposes no restriction on the square metres of the property. The only criterion is the minimum investment amount (€250,000).
← Drag to see the transformation →
In practical terms, this means an investor can purchase and convert a 35–42 sq m studio that was previously an office space, or a 90 sq m full-floor apartment created from a former workshop.
What determines whether a file succeeds or fails is the legal and technical work surrounding the contract. At the centre of that work is the civil-law notary.
3. The Critical Role of the Civil-Law Notary
The Greek civil-law notary operates differently from notaries in most other jurisdictions. In Greece, the civil-law notary is a public legal officer — not a signature witness — who drafts the purchase contract, verifies title, calculates and electronically submits the Property Transfer Tax, certifies the manner of payment, and registers the transaction with the Hellenic Cadastre. The notary is the official guarantor of the contract's legal validity under Greek law. In the Golden Visa context, this role expands further: under Circular 1/2026, the notary must also confirm that the property has not previously been used to grant a residence permit to another investor — a check that is now mandatory before contract execution.
- Legality verification: We confirm that the change of use was approved after 5 April 2024.
- Engineer's Technical Report: Mandatory review as required under the Joint Ministerial Decision.
- Building By-laws: We verify that residential use is permitted under the building's by-laws.
- Property history check: We certify that the property has not already been used for a Golden Visa application (Circular 1/2026).
Each of the following issues has caused a Golden Visa application to fail. All are detectable — and resolvable — before the contract is signed.
Do you already have a specific property in mind?
The most common question we receive is whether a specific property qualifies. Send us the basic details and we will give you a clear picture — with no commitment on your part.
Send Property Details4. Legal Pitfalls We Resolve
- Incomplete engineer's documentation: the certificate fails to properly certify completion of the change of use (see what the engineer checks and certifies at each stage) → Result: rejection of the Golden Visa application.
- Co-ownership restrictions: the building by-laws prohibit residential use of ground-floor or basement units → Result: the property is ineligible.
- Pre-dated change of use: the conversion to residential was completed before 5 April 2024 → Result: exclusion from the €250,000 programme.
- Property re-use (Circular 1/2026): the property has already been used to grant a Golden Visa to another investor → Result: ineligibility for the €250,000 tier on the secondary market.
5. Payment Methods & Banking
- International wire transfer: Directly from the buyer's own bank account (SWIFT).
- Bank cheque (drawn on a Greek bank)
- Deposit into a Greek bank account
- Cash: Amounts above €500 are prohibited.
- Cryptocurrencies: Not legally recognised.
- Payment from a third party's account: (where no family relationship exists).
For a full breakdown of acceptable transfer paths by investor jurisdiction, see our detailed guide to Golden Visa payment methods.
International Wire Transfers — What Your Bank Will Ask
For an outbound wire of €250,000 or more, your originating bank will normally require four categories of documentation. First, the signed purchase or preliminary agreement — or the notarial draft — confirming the property and the seller's IBAN. Second, source of funds: bank statements, payslips or sale-of-asset records; for inherited or gifted funds, the relevant supporting documents. Third, your Greek Tax ID (AFM) and the opening confirmation of your Greek bank account. Fourth, a brief written explanation of the transaction purpose for the bank's compliance team.
We prepare this paper trail in advance with you and your Greek bank so that the funds clear without holds or compliance queries that would delay the contract date.
Property Transfer Tax
Beyond the purchase price, the buyer must pay a Property Transfer Tax of 3% on the transfer value (the higher of the contract price and the tax-assessed value). The tax is calculated and electronically submitted by the notary before the contract is signed.
We calculate the tax for the buyer in good time, once we know the agreed price and have the property file.
6. The Step-by-Step Process
Securing the Golden Visa via change-of-use is a precise legal and technical journey. Here is how it unfolds in practice.
Property Search & Preliminary Study
Property identification and inspection by a civil engineer.
Legal Due Diligence
Title check by the lawyer; the file then passes to the notary, who coordinates the contract.
Preliminary Agreement (Optional)
Drafting of the notarial preliminary agreement and deposit (10–30%).
Planning Approval & Construction
Issuance of the building permit or Small-Scale Works Approval (EEDMK — the Greek minor works permit) authorising the change of use. (Only skippable if the seller or developer has already completed this before the sale.)
Final Purchase Contract
Signing of the contract, settlement of the price and registration with the Hellenic Cadastre. The Property Transfer Tax (3%) is calculated and paid before signing; the notary submits it electronically.
Renovation
Works are carried out and the engineer issues the completion certificate.
Golden Visa Application
Submission of the full file to the Aliens & Migration Directorate.
In practice, the process runs from 6 to 14 months from property identification to permit issuance — shorter for straightforward files, longer where planning documentation requires correction or the property title needs remediation.
7. Frequently Asked Questions
Yes. You may legally proceed with the purchase contract once the change-of-use permit (converting the property to residential use) has been issued. However, the residence permit application for the Golden Visa — which follows the signing and Cadastre registration of the contract — can only be submitted AFTER the change-of-use is fully completed and certified by the engineer.
No. The entire process — including opening a Greek bank account and signing contracts — can be handled via a special notarial Power of Attorney granted to your lawyer. The PoA can be drawn up at our office in Athens, at the Greek Consulate in your country, or before a notary in your home jurisdiction with an Apostille certification.
Yes. Greece runs one of the most family-friendly Golden Visa programmes in Europe. The residence permit extends to: the investor's spouse or registered partner, unmarried children under 21 (and up to 24 under certain conditions), and the parents of both spouses.
The timeline depends primarily on the state of the property's title. The main stages are:
- Legal due diligence & preliminary agreement: 2–4 weeks.
- Final contract & Cadastre registration: 1.5–3 months — provided there are no outstanding matters. If seller-side regularisations are required (e.g. unauthorised works declarations, missing certificates), the timeline extends accordingly.
- Investor Residence Permit: After the contract, a provisional certificate is issued for the investor and family members. The final residence permit follows once the application is processed by the competent authority of the Ministry of Migration.
With a Power of Attorney, the investor can complete the entire process without travelling to Greece. See our complete preparation guide for overseas investors. Our office coordinates with the lawyer and the Aliens' Directorate to expedite every stage.
Yes. Greece is a contracting state to the Hague Convention of 1961, so the procedure depends on the document's country of origin:
- Hague Convention member states (EU, USA, United Kingdom, Turkey, and others): only an Apostille is required, issued by the competent authority of the issuing state.
- Non-member states: diplomatic legalisation by the Greek Embassy or Consulate in the country of issue is required.
- Official Greek translation by a lawyer registered with the Athens Bar Association or by the Translation Service of the Greek Ministry of Foreign Affairs is required in all cases.
The questions above address the most common points of first contact. What determines the outcome is the quality of coordination between the professionals handling the file.
8. The Team Coordination (Why the Right Partners Matter)
A Golden Visa application via change-of-use requires precise coordination between notary, lawyer and engineer. When the title checks, the planning documentation and the contract drafting run in parallel rather than sequentially, the entire file moves significantly faster. Bringing notary, lawyer and engineer into the file from day one prevents delays, misinterpretations and coordination issues that are otherwise far costlier to fix after the fact.
Our office has handled change-of-use files for investors from across Europe, Asia, the Middle East and the Americas, with full command of the banking requirements and Greek legislation. We take on the coordination of your file from day one through to the day the permit is issued.
We have completed more than 30 such files — for private investors, construction companies and real-estate agencies — since the programme was first implemented in April 2024. Every legislative change since then has been tracked and applied.
The cases below are drawn from that experience.
9. Case Studies from Practice
Representative cases our office has handled. Details have been anonymised.
One trip to Athens — file closed in 8 months
The investor came once to view the property. From that point on — due diligence, contract, Greek Tax ID (AFM), bank account, Golden Visa application — everything was handled from abroad via Power of Attorney.
✓ Full remote handlingApostille from China — all communication in English
The Power of Attorney was drafted at our office with an interpreter, granting authority to a lawyer for the contract signing and residence-permit procedural matters. Distance and language did not slow the process.
✓ Zero trips to GreeceDefective title — identified before the preliminary agreement, not after
The property had incomplete change-of-use documentation that would have caused the Golden Visa application to be rejected. We identified it during due diligence, resolved it, and closed the file in 6 months.
✓ Early detection of the legal gapLondon investor — former office converted to a Koukaki studio
A London-based investor purchased a 48 sq m ground-floor office in Koukaki for €265,000 and converted it to residential use under the change-of-use route. We coordinated the title check, the engineer's planning file, the AFM and the outbound wire from a UK clearing bank. Contract signed by Power of Attorney; residence permit issued for a family of three.
✓ €250,000 tier — change-of-use routeAmerican couple — seafront property in Artemida
An American citizen and his wife purchased a seafront property in Artemida, East Attica, for €350,000 — above the €250,000 minimum threshold that applies to the change-of-use category. Our office coordinated the contract signing and the special notarial Power of Attorney, with both spouses applying for a residence permit.
✓ €250,000 tier — both spouses on one applicationExamples are drawn from anonymised cases in compliance with the GDPR.
10. Why Choose the Notarial Office of Christina G. Pachou
International Expertise
Direct English service from the notary herself — no interpreter required. German is also handled directly. Six additional languages (Russian, Mandarin, Turkish, Hebrew, Arabic and others) are available through certified interpreters. Deep specialisation in cross-border property transactions and Golden Visa applications.
Our office is in the heart of Athens (12 Tziraion Street, next to "Acropolis" Metro station). Video conferencing is available across all time zones, with consultation slots scheduled around the client's working day.
Dedicated Care for International Investors
Before you reach the contract, you will need a Greek Tax ID (AFM — Arithmos Forologikou Mitroou), a Greek tax representative and an account with a Greek bank. Our office walks you through each step: from obtaining the AFM and appointing a tax representative, through to guidance on safe and compliant international transfers that meet anti-money-laundering requirements — including the documentation that international banks typically request for outbound wires of this size.
Comprehensive Protection
We do not simply execute transfers. We identify the legal gaps and resolve them before they become problems.
Our written coordination with estate agents, engineers and accountants means your file moves faster — every party knows in advance what the notary requires. In practice, clear written communication shortens timelines and eliminates misunderstandings.
The change-of-use route is the only accessible pathway to the Greek Golden Visa at €250,000 — and it is genuinely achievable. The legal requirements are strict but knowable. What separates a successful file from a failed one is rarely the property itself; it is the legal and technical team assembled around it from the outset.
Christina G. Pachou
Ilias P. Poulakos
A guide for international investors on obtaining the Greek Golden Visa investor residence permit at the €250,000 threshold through purchase of a property converted from commercial to residential use, under Law 5038/2023, Law 5100/2024 and Joint Ministerial Decision 214926/2025. Key facts: the €250,000 threshold applies exclusively to the acquisition value (not the renovation), short-term rentals of the Airbnb type are explicitly prohibited, and the residence permit application can only be submitted once the change of use is fully completed. Authors: Christina G. Pachou, Civil-Law Notary in Athens, and Ilias P. Poulakos, Attorney-at-Law.
