EUR 250,000 Greece Golden Visa Conversion Eligibility
The EUR 250,000 special route is not a general price tier for ordinary homes. It applies only where the exact property and its completed commercial-to-residential conversion satisfy the current legal and technical requirements.
The eligibility test starts with one exact property
The current National Registry procedure describes a third-country national acquiring full ownership and possession of a single property whose main spaces are converted from commercial to residential use. The minimum acquisition value at the time of purchase is EUR 250,000. A listing price, a project label or a seller statement cannot establish eligibility by itself.
The review must connect the cadastral identity, title, deed, payment evidence, planning acts and engineer documentation to the same property. A buyer should therefore request the current legal and technical file before a reservation becomes unconditional.
Timing of the change of use
The official procedure states that the change of use must have been completed after 5 April 2024 and before the residence-permit application is filed. If the relevant permit predates the reform, the official record describes an update or revision requirement after publication of the law. This is a document question, not something that should be inferred from the building appearance.
The conversion may be carried out by the buyer or seller. What matters is that the completed conversion and the supporting acts satisfy the rules in force for the application.
Single property and the 120 square metre rule
The EUR 250,000 change-of-use procedure concerns one property. It also states that the ordinary 120 square metre minimum does not apply to this special route. That exception does not remove the other tests: main-space use, conversion timing, ownership, value and supporting evidence still need to be aligned.
Buyers should not combine unrelated units or rely on an area calculation without a lawyer, engineer and notary confirming how the property is legally constituted and transferred.
Additional industrial-building check
Where the property is an industrial building, part of one, or includes one, the official procedure requires certification that no industrial activity was installed and operating there for at least the preceding five years. The engineer should identify whether this extra condition applies and what evidence supports it.
A controlled pre-reservation decision
Before commitment, ask for the project code, unit identity, title history, change-of-use act, engineer report, current availability and draft contractual structure. Independent counsel should test the file against the law in force on the intended filing date. No developer or adviser should promise approval or future policy continuity.
Questions to resolve before commitment
Does every commercial property qualify at EUR 250,000?
No. The exact property, conversion, timing, title, value and supporting documents must satisfy the special legal route.
Can an ordinary residential apartment qualify just because it costs EUR 250,000?
No. EUR 250,000 is not a general threshold for ordinary residential property.
Does the 120 square metre minimum apply?
The current official change-of-use procedure says the ordinary 120 square metre minimum does not apply to this special route.
Can the permit application be filed before conversion is completed?
The current official procedure states that the change of use must be completed before the Golden Visa application is submitted.
Official sources and next steps
This guide uses the current National Registry change-of-use procedure and the Ministry clarification archive. Read these together with the current law and the exact property file.
Eligibility is subject to final legal and technical review. Santheos presents project information and coordinates access to independent professionals; the competent authority decides each residence-permit application.