No Airbnb or Booking
Short-term rentals and subletting are prohibited. A breach means revocation of the permit and a €50,000 fine.
Greek Golden Visa 250,000 EUR
Golden Visa for €250,000: Renovation That Opens Europe's Door
A shop, an office or a listed building can become your home in Greece, and your path to residency with a €250,000 investment.The law provides two special routes at this amount. They are among the most affordable real-estate residency options in Europe, and also the most demanding.
Two routes
01 · Route 1Converting a commercial property into a homeRead route →02 · Route 2Buying and restoring a listed buildingRead route →
Both apply everywhere in Greece, including Athens, and have no minimum size requirement.
Route 1
From commercial space to home
You buy a property that is not currently residential (a shop, office or industrial space) and legally convert it into a home.
What you need to know
- The change of use must be completed and certified before you apply.
- A property that simply "could be converted" does not qualify.
- After conversion, the property cannot be used as a company's registered seat or branch.
How it works, step by step
Getting to know your goals
We discuss what you want: to live in the property, rent it long-term, or simply hold it. That shapes what we look for.
Finding the property
We look for spaces that aren't just cheap, but have real potential to legally become a home.
Checks before you buy
Before you commit, the title, zoning status and property history are reviewed legally and technically. This is where it's decided whether the investment will qualify at €250,000.
Purchase
The transfer follows the right process, with the right documentation from day one.
Conversion and renovation
Our team handles the design and renovation, turning the space into a real home.
Certification
The change of use is completed and legally certified.
Golden Visa application
Only then is the application submitted, with a complete file from the start.
The order of the steps is critical. A step taken too early or too late can rule out the €250,000 route. That is exactly what we guide you through.
Check if my plan qualifies →Route 2
Listed buildings
You buy an officially listed building and take on its restoration. These are often properties with real character and history.
What you need to know
- Full restoration is required before your permit can be renewed at year five.
- The property cannot be sold until restoration is complete.
- If it isn't restored, the permit is revoked and a €150,000 fine applies.
How it works, step by step
Choosing the building
We identify listed buildings worth the investment, in location, condition and potential.
Restoration estimate
Before purchase, we assess what the building will need in work, time and cost, so there are no surprises.
Checks before you buy
The property and its listed status are reviewed legally and technically.
Purchase and Golden Visa application
After the purchase, the residency application is submitted.
Design and approvals
The restoration plan is prepared to meet the special requirements of a listed building.
Restoration
Our team carries out the work on a schedule that finishes well before year five.
Renewal
With restoration completed and certified, your permit renews as normal.
The purchase price is only the beginning. The real cost and timeline are decided in the restoration, and that's where you want someone who has done renovations in practice.
Check if my plan qualifies →For developers
If you're a developer with clients interested in the €250,000 Golden Visa, Birsi is the right partner. We source qualifying properties, handle the renovation or restoration, and coordinate all legal and technical matters, so your clients reach the application stage with confidence.
Talk to us about working together →Rules that apply to both routes
Allowed
Long-term rental, living in the property yourself, or simply holding it.
5 years, renewable
The permit lasts 5 years and is renewable as long as you keep the property.
"Golden Visa eligible" is not a guarantee
Many listings say "Golden Visa eligible." That's a marketing label, not a legal status. Eligibility depends on title, zoning, permitted use and correct documentation, and it has to be checked before you pay.
Why Birsi
Birsi is a real estate agency and a technical company in one. We work with experienced lawyers, engineers and notaries, so every legal and technical matter is handled by people who know the process inside out.
If you wish, we take you by the hand and handle everything for you, from finding the property to submitting the application. You don't have to chase authorities or coordinate contractors yourself.
We source and verify
Title, planning use and paperwork checked before you spend anything, so you only see properties that can actually qualify at your level.
Our own team converts it
In-house renovation on a fixed budget, with weekly photo and video reporting, finished before the application is filed.
We stay your one contact
Lawyer, notary, bank and tax number coordinated by us. Afterwards we can let and manage the apartment for you.
What protects you
- Legal and title vetting before any payment
- Fixed renovation budget, agreed in writing
- Weekly photo and video reporting from site
- One point of contact from first call to residency filing
Considering the €250,000 Golden Visa? Get in touch and we'll tell you whether the investment you have in mind truly qualifies.
Check if my plan qualifiesSee also: Golden Visa for €400,000 · Golden Visa for €800,000
Your case
A few questions, then we come back to you.
Only your name, nationality, email and phone are required — everything else has an “I'm still thinking” answer.
Step 1 of 6
Which level are you looking at?
You can change this later — we will tell you which level your plan really fits.
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