EUR 250,000 Greece Golden Visa: Commercial-to-Residential Conversion Eligibility

The EUR 250,000 Greece Golden Visa route for commercial-to-residential conversion is a special real-estate route. It is not a lower price for every apartment in Greece. It depends on the individual property, its lawful change-of-use history, the transaction documents and the rules in force when the residence application is filed.

What makes the EUR 250,000 Greece Golden Visa conversion projects different?

Greece applies different investor-residence rules to different real-estate routes. The familiar EUR 800,000 and EUR 400,000 thresholds concern standard residential acquisitions in the relevant areas. The EUR 250,000 route is a special route, including qualifying main spaces that were converted from commercial use to residential use under the applicable framework. The advertised price alone is not enough to establish eligibility.

The current official procedure describes a minimum EUR 250,000 acquisition value for one qualifying property under the change-of-use route. The transaction, the property and the supporting technical file must all be consistent. A buyer should therefore ask the lawyer and engineer to assess the exact unit before signing a binding commitment.

Core eligibility questions to answer before reservation

• Is this the correct legal route? Confirm that the unit is being presented under the special commercial-to-residential Greece Golden Visa conversion projects, rather than as an ordinary residential purchase.
• Was the use lawfully changed? The technical file should identify the relevant permit act, approval, update or revision that supports the conversion of the main spaces to residential use.
• Was the conversion completed at the relevant time? The current official registry sets route-specific timing conditions. The application team should compare the building documents, completion evidence and filing timetable with the rules currently in force.
• Is the EUR 250,000 value recorded correctly? The notarial and payment record should clearly identify the qualifying property acquisition value. Furniture, services or separate arrangements should not be treated casually as a substitute for the statutory property amount.
• Has the property already been used for a Golden Visa? The legal review should establish the unit’s history and whether any prior investor-residence use affects the planned application.

Documents that should be reviewed together

A reliable review is not one document. It is a coordinated file. It normally includes the title and cadastral material, notarial documents, payment evidence, building-permit and change-of-use material, the engineer’s report and the property-specific certificates required for transfer and residence filing. Where the prior building use was industrial, the official procedure also calls for evidence relevant to whether industrial activity was installed and operating during the preceding five years.

That is why a conversion project should be assessed by a Greek lawyer and an independent engineer before the purchase process becomes irreversible. Immigration eligibility does not repair a title, construction or contractual problem, and a renovated appearance does not itself prove that the necessary use change is documented.

Payment trail and contract consistency

The acquisition must be supported by a clear payment trail. Keep bank-transfer confirmations, bank statements, the notarial contract, receipts and any power-of-attorney material in a consistent file. The payer, property, amounts and contract wording should match. This is especially important where payments are made in stages or where the buyer uses an authorised representative.

Do not assume that a reservation payment, an informal receipt or a marketing schedule proves compliance. Ask the legal team how each payment will be recorded before funds move. Read our detailed payment trail and purchase-cost guide alongside this article.

Questions to ask a developer or seller

1. Which documents show the prior commercial use and the lawful residential conversion?
2. Which engineer will prepare or verify the report for this specific unit?
3. What is the expected handover status, and which work remains before delivery?
4. How will the notarial contract describe the property, value and payment method?
5. What legal and technical documents can be reviewed before reservation?

How Santheos presents conversion projects

Santheos develops and presents commercial-to-residential conversion opportunities in Athens. Project availability, building status and eligibility are confirmed property by property. Browse the current Golden Visa project directory, then use the Greece Golden Visa Encyclopedia for related questions on family members, payments, renewal and property use.

Editorial note and official sources

Prepared by: Santheos Research & Project Team.
Last reviewed: August 2026.
Important: This article is general information, not legal, tax or immigration advice. Eligibility is subject to final legal review and the rules in force at filing.

• Greek Government Mitos registry: permanent Golden Visa (change of use) – initial issuance
• Greek Ministry Circular 9/2024

Discuss a property-specific conversion review with Santheos.