Golden Visa · Regional tier
Greek residency from €400,000 — outside the €800K prime zones
Buy one built residential property of at least 120 m² in Crete, the Peloponnese, Rhodes, Corfu, or mainland Greece. Same five-year renewable permit as the €800,000 route — lower entry, more square metres per euro.
At a glance
- Minimum investment€400,000
- Property rule1 asset · ≥120 m²
- STR on GV assetNot permitted
- LTR on GV assetPermitted
- Typical extras7–10% on price
Why investors choose the €400,000 tier
Law 5100/2024 doubled the entry price in Attica, Thessaloniki, Mykonos, and Santorini to €800,000. The regional tier keeps Greek residency accessible while channelling capital toward markets that still offer meaningful living space, long-term rental demand, and lifestyle value. Greece granted 8,879 new Golden Visa approvals in 2025 — a 95% year-on-year increase — and a large share of new files now target €400,000 destinations rather than prime-zone apartments.
120m²+
Typical villa or large apartment budget at €400K vs compact prime-zone stock at €800K
5–6%
Indicative gross LTR yields in Crete and Thessaloniki-style regional cities before tax
€428K–€440K
Typical all-in cost on a €400K purchase once FMA, notary, and legal fees land
Top €400K markets we route buyers to
| Market | Why it fits €400K | Deep dive |
|---|---|---|
| Crete | Large stock, international airports, 120m² achievable under budget | Crete guide |
| Peloponnese | Coastal and heritage towns, Costa Navarino belt, lower €/m² | Peloponnese guide |
| Rhodes & Corfu | Established tourism, resale liquidity, regional tier classification | Tier map |
| Patras & mainland cities | University and port demand, sub-€2,000/m² entry in many districts | Investment guide |
Not sure whether your target address is €400K or €800K? Run the zone checker before you tour properties.
Open zone checkerRequirements every €400K file must satisfy
- Single qualifying property on one title deed — no stacking two smaller units.
- Minimum 120 m² usable area on the engineer certificate, not marketing brochure floor plans.
- No short-term tourist rentals on the Golden Visa asset while the permit is active.
- Clean transfer chain — cadastre, ENFIA, and building permit alignment verified before deposit.
- AFM and Greek bank account in place before the notary appointment.
Read the full checklist in our eligible property directory framework, the 120 m² rule guide, and the 2026 application timeline.
What €400,000 actually buys in 2026
Crete's island-wide average asking price sat near €2,105/m² in early 2026, which means €400,000 often secures 160–190 m² of residential stock in Chania or Heraklion — comfortably above the 120 m² floor. On the Peloponnese coast, €400,000 frequently buys a renovated village house or a new-build villa with land, where the same budget in Glyfada might not reach the size threshold at all.
Budget an additional 7–10% above the purchase price for FMA transfer tax at 3.09%, notary, lawyer, land registry, and agent fees. See the cost of buying property in Greece for a line-by-line stack.
Get a vetted €400K shortlist
Tell us your target region, budget band, and whether you prioritise lifestyle, LTR yield, or family use. We filter for tier, 120 m², and file-ready due diligence — no developer pressure, no spam.
Request your €400K Golden Visa shortlist
Crete · Peloponnese · Rhodes · mainland · lawyer-ready screening
Independent research — not immigration, tax, or investment advice. Thresholds follow Law 5100/2024 and Circular 1/2026; verify every property with licensed Greek counsel before transfer.