Greece Golden Visa Conversion Policy Timeline
The current EUR 250,000 conversion framework is built from statute, implementation guidance, documentation decisions and administrative procedure records. Older circulars remain useful only where they do not conflict with current law.
5 April 2024: the conversion timing boundary
The current National Registry procedure links the qualifying change of use to Article 64 of Law 5100/2024 and states that completion must occur after 5 April 2024 and before the Golden Visa application. Where an earlier permit exists, the record describes a later update or revision requirement.
This date is central to the engineering review. A building marketed as “converted” still needs documentary evidence that meets the current timing rule.
September and October 2024: implementation guidance
Ministry implementation guidance published in 2024 addressed the reformed Article 100 framework. It should be used with the statute and current procedure rather than quoted in isolation. Project reviews should distinguish standard EUR 800,000 and EUR 400,000 residential thresholds from the EUR 250,000 special cases.
November 2025: documentation and certification
Joint Ministerial Decision 214926/2025, published in Government Gazette B 6014, addressed supporting documents and certification methods for special real-estate cases including change of use. Its practical importance is documentary: the legal, notarial and engineering records must consistently prove the same qualifying property and completed conversion.
The decision did not turn every commercial property into an eligible investment and did not replace property-specific review.
4 August 2026: current procedure record
The English Mitos procedure currently shows a last update of 4 August 2026. It consolidates key requirements, fees, documents, steps and limitations for initial issuance under the change-of-use route. It is the starting point for a current public checklist, but the law, Gazette material and exact transaction file remain controlling.
How to read historic circulars
The Ministry archive includes 2020 clarifications on family files, investor documents, biometrics and administrative practice. They provide historical context. They must not be used to revive former thresholds or override later legislation and current instructions.
For every decision, record the source title, date, legal level and the property-specific conclusion drawn from it. When sources differ, obtain a written legal analysis.
Questions to resolve before commitment
Are 2020 circulars still the current conversion rule?
No. They provide historic administrative context and must be read under the later statute, decisions and current procedure.
What source should a buyer start with?
Start with the current Mitos change-of-use procedure, then review the statute, Gazette decisions, Ministry guidance and property file.
Did the 2025 decision make every commercial property eligible?
No. It addressed supporting documents and certification for special cases; eligibility remains property-specific.
Can policy remain unchanged until a future purchase closes?
No one should promise policy continuity. Recheck the rules and documents at each binding milestone and before filing.
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.