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 400,000 EUR
Golden Visa for €400,000: A Home in Greece, Residency in Europe
Greece is more than Athens. The Peloponnese, Epirus, Central Greece, the smaller islands: places with natural beauty, quality of life and property with real value. A €400,000 property investment in these areas gives you residency for yourself and your family.
Where it applies
The €400,000 threshold applies throughout Greece, except:
- Attica
- the Regional Unit of Thessaloniki
- Mykonos and Santorini
- islands with more than 3,100 residents
The tricky part: the category depends on the administrative area and the island's population, not on how "touristy" a place looks. Two properties close to each other can fall into different categories.
Before you start searching, we check which category the area you're interested in belongs to.
What you need to know
- One property. The investment must be in a single property. You can't buy two or three smaller ones to reach the amount.
- At least 120 m² of main living space. Storage rooms and parking spaces don't count toward the size.
- Co-ownership. Buying an undivided share is allowed, as long as your share is worth at least €400,000.
- The permit lasts 5 years and is renewable as long as you keep the property. If you sell it, the permit is revoked.
The tricky part: the "120 m²" in a listing isn't always 120 m² of main living space. What counts is what the property's official documents say, and the two numbers often differ.
How it works, step by step
Getting to know your goals
We discuss what you want: a holiday home, a permanent residence, retirement, or an investment with long-term rental. That shapes where and what we look for.
Choosing the area
We confirm the area falls under the €400,000 category.
Finding the property
We look for properties that qualify and are genuinely worth the money.
Checks before you buy
Title, zoning status and the actual size of the main living space are reviewed legally and technically.
Purchase
The transfer follows the right process, with the right documentation from day one.
Golden Visa application
The application is submitted with a complete file from the start.
After the purchase
If the property needs renovation, our team takes it on. If you want to rent it long-term, we help with that too.
The biggest risk isn't the price, it's buying a property that turns out not to qualify. That's why the checks happen before you pay, not after.
Check if my plan qualifies →For developers
If you're a developer with projects outside Attica and clients interested in the €400,000 Golden Visa, Birsi is the right partner. We verify that properties qualify, coordinate the legal and technical matters, and bring your clients to the application stage with confidence.
Talk to us about working together →Property rules
Allowed: long-term rental, living in the property yourself, or simply holding it.
You are not required to rent the property out.
"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 the area, the size of the main living space, title 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 €400,000 Golden Visa? Get in touch and we'll tell you whether the property or area you have in mind truly qualifies.
Check if my plan qualifiesSee also: Golden Visa for €250,000 · 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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