Answers to the most common questions on this topic: Is Buying a Home in Athens a Good Idea?
The Greek Golden Visa programme is one of the most attractive options for investors looking to obtain residency rights in Europe. In particular, the right real estate investment in and around Athens not only leads to property ownership but also offers long-term residency opportunities in Europe for family members.
For prices, taxes and the whole buying process, see our guide: Greece Property Guide
This programme offers investors a five-year renewable residence permit in Greece, freedom of movement within the Schengen area, and the advantage of being able to include family members under the same application.
Pre-Interview and Information Request Form What is the Golden Visa? Definition of ‘Family’ Axis Pikermi ResidenceWhat is the Greek Golden Visa?
The Greece Golden Visa is a residence-by-investment programme that allows citizens from outside the European Union to obtain residency in Greece through investments that meet specific criteria.
Individuals investing in real estate under the programme can renew their residency permits as long as they maintain the investment conditions. This structure offers significant advantages, particularly for investors looking to create a second life alternative in Europe, plan for their children's educational future, and provide long-term freedom of movement for their.
The Main Benefits of the Golden Visa
- A 5-year renewable residence permit in Greece
- Freedom of movement within the Schengen Area
- The ability to retain the right of residence without being obliged to live in Greece
- Ability to include family members in the programme under the same investment.
- The potential to generate rental income from property
- Laying a solid foundation for long-term plans regarding living, studying and working in Europe
- The session can be renewed as long as the investment is maintained
Family Members Can Also Obtain Residency Rights
One of the strongest aspects of the Greek Golden Visa programme is its family coverage. Thanks to its flexible application structure, not only the investor but also certain family members can benefit from the right of residence.
In general, the family members who can be included in the programme are as follows:
- Spouse
- Children under the age of 21
- The investor’s mother and father
- Your spouse’s parents
In this respect, the Greek Golden Visa stands out not only as an individual investment but also as a tool for multi-generational family planning.
The Case of Purchasing Property in a Child’s Name
Under the Greek Golden Visa scheme, it may in some cases be possible to purchase property in a child’s name and to include family members in the application process through this scheme. This model can be of particular strategic importance for families wishing to plan their children’s future in terms of education and living in Europe.
However, applications of this kind must be structured by a specialist lawyer and a Golden Visa adviser. The applicant’s age, family circumstances, ownership structure and the way in which the documents are prepared will be decisive factors in the process.
Points to Bear in Mind Regarding Underage Siblings
Under the Golden Visa scheme, the general scope of family members includes spouses, children and parents. The direct inclusion of minor siblings as standard family members is not an automatically granted right in all cases.
For this reason, where it is planned to include siblings in the programme, a specific legal assessment should be carried out in accordance with the family structure. In some cases, alternative application models or different investment structures may be required.
Why Athens and Its Surroundings?
Athens has become one of Europe’s most attractive property markets in recent years. Thanks to its historic character, tourism potential, developing transport infrastructure and interest from international investors, it offers significant opportunities for both living and investment.
The right locations in and around Athens can offer investors not only the benefits of the Golden Visa, but also the potential for long-term capital appreciation and rental income.
What Should You Bear in Mind When Investing in the Athens Region?
- The project’s compliance with the Golden Visa criteria
- The property's location and transport links
- The region's development potential
- Expected rental yield
- Verification of title deeds, planning permission and legal status
- Purchase costs, taxes and application fees
- How family members should be included in the application
Featured Project: Axis Pikermi Residence
Pikermi stands out as one of Athens’ rapidly developing areas. Thanks to its proximity to the city centre, Athens International Airport and the Port of Rafina, it offers significant advantages in terms of both living and investment.
With its modern architecture, family-friendly concept and strategic location Axis Pikermi Residence, it presents an attractive option for international investors wishing to invest in property in Greece.
Its specific location within Athens' growth corridor, infrastructure investments in the region, and increasing international demand are among the significant factors supporting the project's long-term value appreciation potential.
Key Benefits of the Axis Pikermi Residence
- Located approximately 26 minutes from Athens city centre
- Modern architecture and living spaces suited to family life
- Being approximately 12 minutes’ drive from Athens International Airport
- Approximately 10 minutes' access advantage to Rafina Port
- Offers a balanced location between city life and a peaceful existence
- Long-term value appreciation potential
- Eligibility under the Golden Visa strategy
Who is it suitable for?
Suitable for the following investor profiles:
- Families seeking residency alternatives in Europe
- Parents planning their children's educational future in Europe
- Business people seeking freedom of travel within the Schengen Area
- Investors looking for long-term capital appreciation around Athens
- Those who want to combine real estate investment with family security strategies
Conclusion
The Greek Golden Visa programme, when structured correctly, is not just a right of residence but a strategic investment model that connects a family's future to Europe.
With the right real estate investment in and around Athens, investors can obtain a strong residency alternative in Europe and create long-term real estate value.
Axis Pikermi Residence is one of the projects worth considering for investors targeting the Greek Golden Visa, due to its location, family-friendly structure, and investment potential.
Get information about the Greek Golden Visa and Axis Pikermi Residence
We can assess the most suitable investment and Golden Visa strategy for you together.
Pre-Interview and Information Request FormGreece Golden Visa 2026 investment thresholds: 250,000, 400,000 and 800,000 euros
Since this article was first published, the most asked about side of the programme has become clear: there is no single figure but a three tier structure. Which tier you fall into depends on where the property is and what kind of property it is.
800,000 euros: high demand areas
Attica (Athens and its surroundings), Thessaloniki, Mykonos, Santorini and islands with a population above 3,100 are in this tier. In other words "a Golden Visa by buying a home in Athens" in the classic sense now means a budget of 800,000 euros.
400,000 euros: the rest of Greece
In areas not on the list above the threshold is 400,000 euros. Most of the mainland, the small islands and the provincial cities are assessed within this scope.
250,000 euros: conversion and restoration
Where a commercial or industrial building is converted into a home the threshold falls to 250,000 euros, and that applies regardless of the region. The same amount also applies to the restoration of listed historic buildings.
The single property rule
The whole of the investment amount must be in a single property. Adding up three separate apartments to reach the threshold is no longer possible. That is an important point of departure from the old models in Portugal and Spain.
The 250,000 euro option: is it still possible around Athens?
Yes, but by one route only. In the Attica region the only legally valid way to obtain a Golden Visa for 250,000 euros today is for a building in commercial or industrial use to have been converted into a home. The conversion must have been completed and formally registered before the application; a promise that "the conversion will be done" is not enough.
If you would like to see what this clause means in practice, in our portfolio Axis Pikermi Residences is a scheme that falls exactly within that definition: it is being developed by converting a former industrial building, it is within the boundaries of Attica and prices start at 250,000 euros. If you bought a standard apartment in the same area the threshold would be 800,000 euros; the difference of 550,000 euros comes from that single clause.
The short term letting ban: the clause most people miss
I want to underline this clause in particular, because it affects the investment calculation directly. Short term letting (daily letting, Airbnb style tourist letting) is banned in a property bought under the Golden Visa. Breaching the rule can lead to the cancellation of the residence permit and a fine of up to 50,000 euros.
So the plan of "I will buy a home in Athens and let it to tourists in the summer, for both a Golden Visa and a high return" does not work under this programme. You can earn rental income from your Golden Visa property, but on a long term letting model. Make your return calculation on the long term market rent, not on daily letting figures.
If tourist letting is genuinely your first aim, treating that property as a separate investment outside the Golden Visa is the sounder structure.
The real cost: what is added on top of the price tag?
The advertised price is not the total you will pay. Roughly, on a property of 250,000 euros the table looks like this:
- Transfer tax (about 3.09%): roughly 7,725 euros on 250,000 euros. This tax generally applies on second hand and converted properties; on new build a VAT regime can come into play, so confirmation specific to the property is needed.
- Solicitor’s fee (about 1-1.5% plus VAT): the 2,500-4,000 euro band. In a Golden Visa this is the worst item to economise on.
- Notary (about 0.8-1.2%): around 2,000-3,000 euros.
- Land registry fee (about 0.5-0.7%): around 1,250-1,750 euros.
- The Golden Visa application fee: about 2,000 euros for the main applicant, plus a lower fee and card charge for each family member included.
- A tax number (AFM), a bank account, translation and apostille: items of a few hundred euros.
In total it is realistic to expect the purchase cost to run about 7-9% above the price. On an apartment of 250,000 euros that means roughly 17,000-22,000 euros of additional budget. Put that figure into your plan from the outset so there is no surprise later.
An honest picture on tax
Greece is not a zero tax structure like the United Arab Emirates. There are two items you should go in knowing:
- ENFIA (annual property tax): An annual tax varying roughly between 2 and 16.20 euros per square metre according to the location and the zone unit value. On a mid sized apartment it is an item of a few hundred euros a year.
- Tax on rental income: A banded tariff applies; it starts at 15% in the first band and rises to 35% and 45% in the upper bands. So a serious gap opens between the gross rental yield and the net return.
This should be said plainly: if the net rental yield is your only criterion, Greece does not compete on the same page as the Dubai market , where there is no tax on rental income. The real reason to choose Greece is not the return but the right of residence within the European Union and freedom of movement in the Schengen area. If you decide without confusing those two aims you will be looking at it from the right place.
The process and the timetable
- Eligibility check: which tier the property you are targeting falls into, its conversion status and the floor area condition are clarified at the outset.
- A tax number and a bank account: an AFM is obtained in Greece and an account is opened because the payment will go through a bank. Cash payment is not accepted in the Golden Visa.
- Hukuki inceleme: An independent solicitor examines the title history, the planning position and the mortgage and charge records.
- A preliminary contract and payment: the property is usually reserved with a deposit, then the contract of sale is signed before a notary.
- Tapu tescili: The property is registered in your name and the transfer tax is paid.
- The Golden Visa application: biometric data is taken and the file submitted. Once the application is registered a "blue paper" (a temporary document) is generally issued and the right to be in Greece while awaiting the card arises.
- Issue of the card: depending on the volume of files it can vary from a few months to more than a year. It is healthier to plan for a long period from the outset.
Frequently asked questions
Can I get a Golden Visa in Athens for €250,000?
Only if the property is a building converted from commercial or industrial use into a home, or the restoration of a listed historic building. On a standard apartment the threshold in Attica is 800,000 euros.
Does the Golden Visa give citizenship directly?
No. The Golden Visa is a residence programme. For citizenship you must have lived in Greece in fact and without interruption and meet the language and integration conditions. An investor who comes for a few weeks a year is not treated as having met that condition.
Do I have to live in Greece?
No. There is no minimum stay requirement to keep the right of residence. The condition is that you hold on to the investment.
What happens to my residence if I sell the property?
When the investment ends the right of residence ends too. If the transferee is eligible they can take over the programme right.
Can I buy two apartments and add the amounts together?
No. The investment must be in a single property.
Can I let the property on Airbnb?
No. Short term tourist letting is banned in a Golden Visa property and the sanction is heavy. Long term letting is unrestricted.
Ailemden kimler dahil olur?
A spouse, children under 21 and the parents of both sides are assessed within the general scope. For the details you can look at the family scope heading in the upper part of this article.
If you would like to compare, you can also look at the other regions in our portfolio: A guide for foreign buyers in the United Kingdom and Axis Pikermi Residences proje incelemesi.
