Golden Visa Greece 2026: Investments from €250,000 and New Conversion Projects in Athens
The Greek real estate market has undergone significant changes in 2026. The increase in minimum investment thresholds for the Golden Visa program has shifted demand away from standard residential properties toward more structured and legally optimized investment solutions. One of the key trends is the conversion of commercial properties into residential units, which currently remains the only legal way to obtain a Greek Golden Visa starting from €250,000 in the Attica region.
New Golden Visa Rules
According to the updated legislation:
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€800,000 — minimum investment in Attica, Athens, Thessaloniki, Mykonos, and Santorini
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€400,000 — minimum investment in most other regions of Greece
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€250,000 — applies exclusively to properties converted from commercial to residential use
Important: the €250,000 threshold no longer applies to standard residential apartments. It is strictly reserved for reconstruction and change-of-use conversion projects.
Why Commercial-to-Residential Conversion Is the Best Investment Strategy in 2026
Conversion projects have become the optimal solution for Golden Visa investors for several reasons:
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Minimum entry threshold — €250,000 in Athens and Attica
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Urban locations — former offices and commercial buildings are situated in well-developed areas
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New residential stock — full renovation, modern layouts, and upgraded engineering systems
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Legal compliance — full alignment with Greek immigration and property legislation
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Adaptation to rental regulations — designed for long-term rental demand, independent of short-term rental restrictions
Unlike the secondary market, conversion projects allow investors to secure entry prices early and benefit from capital appreciation upon completion.
Attica and Southern Athens: Investor Focus
Attica remains the core region for real estate investment in Greece due to:
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stable long-term rental demand,
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limited supply of new residential developments,
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strong infrastructure and transport connectivity.
Southern Athens, in particular, demonstrates resilient performance, combining proximity to the city center with more accessible pricing compared to coastal premium areas.
Our Project in Agios Dimitrios: Golden Visa from €310,000 in Athens
The project in Agios Dimitrios has been developed in line with the latest Golden Visa regulations and current market realities. It is a professional conversion of a commercial building into a modern residential property, fully compliant with the requirements for obtaining Greek residency.
Key project advantages:
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investment from €310,000 — a legal Golden Visa threshold;
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location in Southern Athens, Attica;
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residential units after full reconstruction;
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focus on long-term rental demand and stability;
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transparent legal structure and readiness for Golden Visa application.
At a time when standard residential property in Athens requires investments starting from €800,000, the Agios Dimitrios project offers a well-founded and realistic alternative for investors seeking Golden Visa eligibility and capital preservation.
Conclusion
In 2026, investing in Greek real estate requires a more strategic and selective approach. Commercial-to-residential conversion projects have become the key instrument for obtaining a Golden Visa with the lowest legal entry threshold.
Our project in Agios Dimitrios is one of the few in Attica that successfully combines location, pricing, and legal reliability — making it a sound decision from both immigration and investment perspectives.
Contact us to receive a full consultation on the project and the Greek Golden Visa process.