Greece

Greece is on this page for EU status, and the rules were rewritten recently. Since September 2024 the residence-by-investment threshold is no longer a single figure: EUR 800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with a population above three thousand, and EUR 400,000 elsewhere. The investment must be a single property of at least 120 square metres.

The old EUR 250,000 survives, but not as a cheaper entry — as a separate route: converting commercial premises to residential, or restoring a listed heritage building, in both cases with an obligation to complete the works. That is a project with a schedule and a budget, not a discounted apartment, and only advertising presents it as the latter.

The purchase itself is open to foreigners, with one geographic caveat: in border regions and on certain islands a national from outside the EU needs a separate permission from a commission. Refusals are rare; the time it takes belongs in the transaction timetable every time.

The second layer, asked about less often than it deserves, is short-term letting. It requires registration, the registry number must appear in the listing, and since 2025 new registrations have been suspended in central Athens districts. A yield modelled on nightly letting can therefore be unreachable in a given neighbourhood as a matter of law rather than of demand.

We hold no transaction data of our own for Greece. What is here is the rules and the structure of the market, not somebody else’s analysis published under our name.

The caveat: The threshold depends on the district, and the EUR 250,000 route is a works project with a completion obligation, not a flat.