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 800,000 EUR
Golden Visa for €800,000: Not Just Residency. A Way of Life.
Imagine waking up to Aegean light filling the room. The first coffee on the terrace, the sea stretching out before you, the sun warming the marble beneath your feet.In the afternoon, a walk by the water. In the evening, dinner under the stars with the people you love.This isn't a holiday. It's your everyday life.The Athens Riviera, Thessaloniki, Mykonos, Santorini: some of the most dreamed-of places in the Mediterranean. Here, with an €800,000 property investment, your dream home also becomes your key to Europe, for yourself and your loved ones.The visa is the result. The home is the reason.
Where it applies
The €800,000 threshold covers Greece's most sought-after areas:
- Attica, including Athens and the Athens Riviera
- the Regional Unit of Thessaloniki
- Mykonos and Santorini
- islands with more than 3,100 residents
What you need to know
- One property. The investment must be in a single property. Smaller properties can't be combined 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 €800,000.
- The permit lasts 5 years and is renewable as long as you keep the property.
The fine print: at the €800,000 level, price doesn't guarantee quality. A property can look stunning in photos and still have gaps in its documents, its construction or its true size. The difference between a good property and an exceptional one only shows to those who know where to look.
How it works, step by step
A private consultation
We get to know you and how you picture your life in Greece: the view, the quiet, the sea or the city, a permanent home or a second residence.
A curated selection
We present only properties that match your needs and qualify, including properties that aren't necessarily listed publicly.
Viewings
We arrange viewings in person or remotely by video.
Checks before you buy
Title, zoning status, build quality and the actual size of the main living space are reviewed legally and technically.
Negotiation and purchase
We represent you in the negotiation, and the transfer follows the right process from the start.
Golden Visa application
The application is submitted with a complete file from day one.
Your home, your way
Whether it's a finishing touch or a full renovation, our team takes care of it and hands you a home ready to live in.
We don't show you the most properties. We show you the one that will feel like home the moment you step through the door.
Check if my plan qualifies →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, based on the Athens Riviera. 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 the first meeting to the moment you open the door of your new home for the first time. All you have to do is enjoy the journey.
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
Your home in Greece is waiting. Book a private consultation with us, in person or online, and let's begin the journey to your new life together.
Check if my plan qualifiesSee also: Golden Visa for €250,000 · Golden Visa for €400,000
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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