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Official Greece Golden Visa Guidance
This page separates the current official framework for Greece Golden Visa real-estate applications from historic clarifications. It is designed as a document guide for investors considering the EUR 250,000 commercial-to-residential Greece Golden Visa conversion projects. It is general information, not legal, tax or immigration advice.
Current official sources for the EUR 250,000 Greece Golden Visa conversion projects
The current English procedure record published in the National Registry of Administrative Public Services describes the initial permanent investor permit for a property whose main spaces have been changed from commercial to residential use under Article 100 of Law 5038/2023. It should be read together with the current law, the applicable Government Gazette material and the documents for the specific transaction.
- Article 100 route: the official record describes a minimum EUR 250,000 acquisition value for a single property whose main spaces are converted to residential use. The ordinary 120 sqm minimum does not apply to this special conversion category.
- Timing of change of use: the conversion must be completed after 5 April 2024 and before the residence-permit application is filed. Where the relevant permit pre-dates that reform, the official record describes a further update or revision requirement; the technical file must be checked case by case.
- Technical evidence: an engineer’s report must identify the relevant permit, approval, update or revision and confirm the conversion of the main spaces to residential use. Industrial-building cases require additional evidence that no industrial activity operated for the preceding five years.
- Payment evidence: the official procedure specifies traceable payment routes, including qualifying bank cheque, credit transfer or a qualifying card/POS payment. The notarial documentation and payment trail must be consistent.
- Application route: applications are filed electronically through the Ministry’s e-services. A proxy may file before entry where the official power-of-attorney requirements are met; biometrics and any other personal attendance requirements remain case-specific.
Joint Ministerial Decision 214926/2025
Joint Ministerial Decision 214926/2025, published in Government Gazette B 6014 in November 2025, specifies special supporting documentation and the method of certification for the special real-estate cases in Article 100(2)(c) and (d), including change-of-use cases. It is a documentation and certification decision. It does not replace the underlying statute or turn every commercial property into an eligible EUR 250,000 investment.
For a conversion project, the practical takeaway is straightforward: the legal title, payment evidence and engineering file must all point to the same qualifying property and the same completed conversion. A marketing description alone is not proof of eligibility.
2020 Ministry clarifications: how to use them
The Ministry’s Golden Visa clarification archive includes documents issued in 2020, including family-document guidance of 31 January 2020, investor-permit clarifications of 6 February 2020, information published on 4 March 2020, supporting-document guidance of 29 September 2020, and further clarifications in November and December 2020. These documents remain useful for understanding administrative history, family-file practice and document terminology.
They must not be presented as the current threshold or the current conversion rule. They were issued under the prior legal framework and do not override Article 100 as amended, the 2024 implementation guidance, the 2025 documentation decision, or later official instructions. Where a historic document and a current source differ, the current legislation and current official procedure control.
Document review before commitment
Before a buyer signs or pays a reservation amount, the project file should be reviewed by an independent Greek lawyer and engineer. The review should cover ownership and registration, the precise commercial-to-residential history, building-permit acts, the engineer’s report, payment route, notarial wording, any prior Golden Visa use of the property, intended use after purchase, and the requirements in force on the filing date.
Eligibility is subject to final legal review. Santheos can explain project materials and coordinate the project file, but the competent authority makes the permit decision.