Turnkey delivery from acquisition to residence permit
Greece’s updated Golden Visa framework allows investors to qualify with €250,000 when the property is converted from non‑residential (commercial/industrial) to residential use—an exception to the €400,000 (most regions) and €800,000 (high‑demand areas such as Attica/Athens, Thessaloniki, Mykonos, Santorini and islands >3,100 residents) thresholds for standard, ready residential purchases.
We handle the entire lifecycle—so you don’t have to.
Market scan, area & asset selection, due diligence pack (title, planning, technical, environmental), and financial modeling.
Offer & SPA negotiation, notary coordination, bank account & AFM (tax) number support, escrow, completion.
Architectural concept, change‑of‑use feasibility, permitting roadmap, budget & timeline, contractor tender.
Project management, site supervision, QS/cost control, code compliance (MEP, fire safety, insulation, accessibility), snagging & handover with as‑built documentation.
Legal file preparation, biometrics appointment, state fees, digital residence permits for qualifying family members, and renewals.
Long‑term leasing strategy and property management (note: short‑term rentals are restricted—see compliance below).
The change of use must occur on or after 5 April 2024 and the conversion must be completed before submitting your residence‑permit application. Conversion can be executed by either the seller or the buyer.
Non‑operational industrial buildings (≥5 years inactive), extensions/extra floors, or new independent buildings on the same plot can qualify if the end‑use is residential.
Standard purchases must be a single property ≥120 sqm (auxiliary spaces can be included in the purchase price but don’t count towards 120 sqm). The 120 sqm minimum does not apply to the €250k conversion route.
Properties acquired under the program cannot be used for short‑term rentals (e.g., Airbnb); long‑term leasing and certain commercial/tourism leases are permitted under conditions. Grandfathering applies to some pre‑existing cases.
Important: For the €250k route, we target completion of conversion before filing to match the legal requirement.
Yes—if the asset is a non‑residential property that is converted to residential and the conversion occurs on/after 5 Apr 2024 and is completed prior to application. Otherwise, standard ready‑residential thresholds apply (€800k in high‑demand areas like Athens).
No. Short‑term letting is prohibited for properties acquired under the program (limited carve‑outs apply to grandfathered cases). We guide you to compliant long‑term strategies. 
No—current rules require a single property (combining multiple properties is no longer allowed), except that the 120 sqm minimum doesn’t apply to the €250k conversion route.
Qualifies if it has been inactive for ≥5 years and is converted to residential; extensions/extra floors and new buildings on the same plot can also qualify when the end‑use is residential. 
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