Tool
Greece Golden Visa Zone Checker 2026
Pick your target city or island to see the indicative Golden Visa investment threshold under Law 5100/2024. Use this before you shortlist properties — then confirm every deed with a licensed Greek lawyer.
Indicative only — confirm the cadastral municipality and title deed with a Greek migration lawyer before you sign.
Quick answer: Greece runs two main built-residential Golden Visa thresholds in 2026: €800,000 in Attica, the Thessaloniki regional unit, Mykonos, and Santorini, and €400,000 across most mainland and regional island markets including Crete, Rhodes, and the Peloponnese. A separate €250,000 route exists only for conversion or heritage-restoration projects.
Why the Zone Matters Before You Make an Offer
The Golden Visa threshold is not negotiable at the notary. If you sign a €450,000 purchase contract in central Athens assuming the regional €400,000 floor applies, the Migration Ministry will reject the file unless you top up to €800,000 on a qualifying single property of at least 120 m². That is why zone classification belongs at the start of your search — not after the engineer survey.
For the full legal framework, see the Golden Visa property tiers guide and the Circular 1/2026 explainer.
How Law 5100/2024 Splits Greece Into Tiers
Law 5100/2024 reformed the residency-by-investment program in September 2024. Circular 1/2026, issued on 22 April 2026, set the operational filing rules. Built residential property now falls into one of three investment bands.
| Tier | Minimum | Typical geography | Built residential rule |
|---|---|---|---|
| Prime | €800,000 | Attica, Thessaloniki regional unit, Mykonos, Santorini | Single property, ≥120 m² |
| Regional | €400,000 | Mainland, Crete, Rhodes, Corfu, Peloponnese, most islands | Single property, ≥120 m² |
| Conversion | €250,000 | Greece-wide (specialist assets only) | Converted or restored dwelling |
Locations That Commonly Trip Up Buyers
Three patterns cause the most Golden Visa zone errors in 2026 files.
- Attica boundary confusion. Buyers target a suburb that feels regional but sits inside the Attica administrative region. See the Athens €800K areas guide for how the Riviera and port cities map to the higher tier.
- Thessaloniki regional unit vs wider Macedonia. The city and its regional unit require €800,000. Mainland cities such as Volos or Larissa in Thessaly remain €400,000. Read the Thessaloniki Golden Visa guide before you model yields there.
- Island population edge cases. Law 5100/2024 references islands above 3,100 residents as prime-zone candidates. Large regional islands such as Crete and Rhodes are still routed at €400,000 in standard buyer practice, but smaller Cycladic islands near the threshold need lawyer verification.
What the Checker Does Not Cover
Zone classification is only the first gate. A property can sit in a €400,000 municipality and still fail a Golden Visa file if:
- Usable area on the engineer certificate is under 120 m² — see the 120 m² rule guide
- The asset is split across two titles instead of one qualifying property
- Border-zone restrictions apply to a non-EU buyer — see border zones for foreign buyers
- The seller cannot produce clean cadastre and ENFIA history — see due diligence checklist
Next Steps After You Check the Zone
- Model total acquisition cost at the correct threshold using the cost of buying guide (FMA, notary, lawyer, registry typically add 7–10%).
- Shortlist only properties that meet the 120 m² single-title rule in your target tier.
- Run engineer and cadastre checks before the preliminary agreement — not after.
- File through a migration lawyer who has handled post-2024 Law 5100/2024 cases.
If you already know you want the regional tier, browse the €400,000 Golden Visa route overview or the eligible property directory framework for how we evaluate qualifying stock.
Frequently Asked Questions
Law 5100/2024 sets €800,000 for Attica, the Thessaloniki regional unit, Mykonos, Santorini, and certain high-population islands. All other qualifying built-residential locations typically use €400,000. Always verify the cadastral municipality on the title deed — not the marketing address.
Crete is treated as a regional €400,000 destination in standard Golden Visa routing. Buyers still need one property of at least 120 m² and must avoid short-term tourist rentals on the qualifying asset.
No. This tool gives an indicative classification based on published Law 5100/2024 rules and Circular 1/2026 practice. Your lawyer must confirm municipality boundaries, usable area, and file-ready documentation before you transfer funds.
The €250,000 route is not a geography discount. It applies only to commercial-to-residential conversions or listed heritage restorations anywhere in Greece. Standard resale apartments and villas use €400,000 or €800,000 tiers.
The threshold follows official administrative boundaries. A property just outside the Attica region may qualify at €400,000 while a neighbouring address inside Attica requires €800,000. This is why deed-level municipality verification matters more than map distance.
Read the Greece Golden Visa property tiers 2026 guide for the complete Law 5100/2024 framework, the 120 m² single-property rule, and rental restrictions that apply in every zone.
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