Guide
Greece Golden Visa on the Athens Riviera
What the residence permit asks of a home buyer in 2026, and which of our homes meet it.
In short
- On the Athens Riviera the minimum is €800,000. All of Attica sits in the top tier.
- It must be one single property with at least 120 m² of main living space. Parking and storage do not count.
- You get a 5-year residence permit, renewable while you own the home. It covers your spouse, children under 21 and the parents of both spouses.
- You cannot let the home short-term, Airbnb-style. Long-term letting is allowed.
- Expect a few months from choosing the home to holding the permit, depending on the ministry’s queue.
The rules
The thresholds
Law 5100/2024 sets three real-estate tiers. The transitional period for the old, lower amounts has ended. Applications filed in 2026 fall under the thresholds below.
| Minimum | Where | Conditions |
|---|---|---|
| €800,000 | All of Attica, including the entire Athens Riviera; the Thessaloniki regional unit; Mykonos, Santorini and islands with more than 3,100 residents. | One single property, at least 120 m² of main living space. |
| €400,000 | The rest of Greece. | One single property, at least 120 m² of main living space. |
| €250,000 | Anywhere in Greece. | Only for converting a non-residential building into a home, with the change of use completed before you apply, or for restoring a listed building. The 120 m² rule does not apply. |
A separate €250,000 route exists through investment in a start-up registered with Elevate Greece (Law 5162/2024). Ask us for an introduction.
On the Riviera
What qualifies on the Riviera
Every area we cover, from Palaio Faliro to Palaia Fokaia, is in Attica. So the €800,000 tier applies all along the coast, from Glyfada and Voula to Vouliagmeni and Saronida.
The investment must be one property. Combining two smaller flats to reach the amount no longer qualifies. The home needs at least 120 m² of main living space; parking spaces, storage rooms and similar auxiliary areas are not counted.
In practice the homes that fit are villas, maisonettes and large apartments. The buyer’s lawyer checks the title, the building permit and the use of the property before anything is signed.
The process
Step by step
- 01
Choose the home
We shortlist homes that meet the price and size thresholds and arrange viewings, in person or by video.
- 02
Lawyer and power of attorney
You appoint an independent Greek lawyer. With a power of attorney, most of the steps that follow can be done without you being in Greece.
- 03
Tax number and bank account
You get a Greek tax number (AFM) and open a Greek bank account. The price must be paid by bank transfer, traceable from abroad.
- 04
Purchase deed
The purchase is signed before a notary and the deed is registered.
- 05
Application
Your lawyer files the application with the Ministry of Migration. The receipt, known as the “blue paper”, lets you stay legally in Greece while it is pending.
- 06
Biometrics
You and each family member give fingerprints and a photo in person.
- 07
Permit card
The residence permit cards are issued.
End to end this takes a few months, depending on the ministry’s queue.
Budget
Costs beyond the price
These figures are approximate. Your lawyer confirms the exact amounts for your purchase.
- Property transfer tax (resale homes)
- 3.09% of the price
- Notary
- roughly 1–1.5%
- Lawyer
- roughly 1–2%
- Land registry / cadastre
- under 1%
- Agency fee
- agreed with the agency
- Residence permit, main applicant
- about €2,000 state fee
- Each family member
- a small additional fee
Taxes differ for some purchases. Ask your lawyer for the figures that apply to a specific home.
Live listings
Riviera homes that meet the thresholds
Homes for sale at €800,000 or more with at least 120 m²: 141. Prices from 800.000 €, median 1.450.000 €. Updated 27 October 2026.
- Voula65
- Glyfada34
- Anavyssos9
- Palaia Fokaia8
- Varkiza5
- Lagonisi4
- Alimos3
- Kavouri3
- Vari3
- Saronida3
- Vouliagmeni2
- Palaio Faliro1
- Elliniko1
Meeting the price and size is necessary, not sufficient. Your lawyer confirms the title and the use of the property.
Alimos
Maisonette in Alimos
800.000 €
Kalamaki, Alimos
NEWLY BUILT MAISONETTE IN ALIMOS
800.000 €
Panionia, Glyfada
Maisonette for sale - Glyfada Panionia
800.000 €
Ano Glyfada, Glyfada
GLYFADA APARTMENT
800.000 €
Dikigorika, Voula
Apartment in Voula
850.000 €
Aigli, Glyfada
Luxurious newly built maisonette with pool in Glyfada
850.000 €
Evryali, Voula
RENOVATED APARTMENT IN VOULA
850.000 €
Kavouri, Vouliagmeni
MAISONETTE OF UNIQUE ARCHITECTURE IN KAVOURI- VOULIAGMENI
850.000 €
Miladeza, Vari
DETACHED HOUSE FOR SALE IN VARI
850.000 €
Agios Nikolaos, Anavyssos
Detached house for sale - Anavyssos Agios Nikolaos
850.000 €
Varkiza, Vari
Corner plot for sale
850.000 €
Saronida
Detached house for sale - Saronida Saronida
860.000 €
Asyrmatos Alianthou, Vari
Maisonette for sale - Vari- Varkiza Asyrmatos Alianthou
860.000 €
Evryali, Voula
Maisonette for sale - Voula Evryali
870.000 €
Agios Petros, Palaio Faliro
Paleo Faliro - DETACHED HOUSE 220 sq.m. for sale
880.000 €
Kato Glyfada, Glyfada
Apartment for sale - Glyfada Kato Glyfada
900.000 €
Aigli, Glyfada
Corner plot for sale
900.000 €
Kato Glyfada, Glyfada
APARTMENT IN GLYFADA
920.000 €
Kato Glyfada, Glyfada
Apartment for sale - Glyfada Kato Glyfada
920.000 €
Saronida
Corner plot close to the beach in Saronida
940.000 €
Agios Nikolaos, Anavyssos
detached house with 2independent floor apartments and a studio
950.000 €
Kentro, Alimos
NEWLY BUILT 6TH FLOOR MAISONETTE FOR SALE
960.000 €
Ano Glyfada, Glyfada
MAISONETTE UNDER CONSTRUCTION IN ANO GLYFADA WITH SWIMMING POOL
970.000 €
Kato Glyfada, Glyfada
TOP FLOOR APARTMENT WITH SEA VIEW AND EXCLUSIVE TERRACE
980.000 €
Questions
Golden Visa questions
What is the minimum investment for a Golden Visa in Attica?
€800,000, in one single property of at least 120 m². This applies to all of Attica, so to the entire Athens Riviera. As of 27 October 2026, 141 of our Riviera listings meet both thresholds, from 800.000 €.
What counts towards the 120 m²?
Only the main living space of the home. Parking spaces, storage rooms and other auxiliary areas are not counted. The 120 m² must be in one property; two smaller units together do not qualify.
Can I rent out a Golden Visa property?
Yes, on a long-term lease. Short-term letting, Airbnb-style, is not allowed for a property used for the Golden Visa.
Which family members are covered?
Your spouse, your children under 21, and the parents of both spouses. Each receives their own permit, linked to yours.
Do I need to live in Greece?
No. There is no minimum stay. The permit lets you live in Greece and travel within the Schengen area. It is a residence permit, not citizenship; citizenship has separate and stricter rules.
How long does it take?
A few months from choosing the home to holding the permit card, depending on the ministry’s queue. Once the application is filed, the receipt lets you stay legally while it is processed.
Talk to us
Planning a Golden Visa purchase?
We arrange viewings, introduce you to independent lawyers and set out the paperwork in the right order.
- info@aquarium-re.gr
This page is general information, not legal or tax advice. The rules change. We introduce clients to independent Greek lawyers who handle the application.