The Greek Golden Visa program, established under Law 4251/2014, allows non-EU nationals to obtain a five-year renewable residence permit through specific investments in Greece. Initially focused on real estate, the program has expanded to include financial investments, offering diverse residency options. ​ 

In April 2024, significant amendments were introduced with Law 5100/2024, modifying investment thresholds and property requirements

Investment Thresholds: The minimum real estate investment was increased to €800,000 in high-demand areas such as Attica, Thessaloniki, Mykonos, Santorini, and islands with populations over 3,100 inhabitants. For other regions, the threshold is set at €400,000.

• Property Specifications: Investments must be made in a single property with a minimum size of 120 square meters. ​
• Usage Restrictions: Properties acquired under this program cannot be used for short-term rentals, such as those offered through platforms like Airbnb.
• These legislative changes aim to balance economic growth with national interests by setting clear financial thresholds and property usage guidelines.

Under Law 5100/2024, there are specific exceptions allowing for a €250,000 investment threshold in the Greek Golden Visa program, even in areas where higher minimum investments typically apply. One such exception pertains to properties undergoing a change of use from commercial to residential.

Key Points:

Eligibility: The property must be a single unit undergoing conversion from commercial (e.g., office, shop) to residential use.​

Completion Requirement: The change of use must be fully completed before submitting your Golden Visa application.​ 

Usage Restrictions: Once converted, the property cannot be used as a business headquarters or branch. Additionally, short-term rentals (e.g., Airbnb) and subleasing are prohibited.