Golden Visa · €250,000
The €250,000 Golden Visa
Greece’s lowest legal entry point to EU residency — the commercial-to-residential conversion route, available in central Athens through UrbanCity 44.
The Opportunity
The lowest Golden Visa threshold in Greece
Since 2024, Greece’s Golden Visa has used three tiers: €800,000 in Attica (including all of Athens), Thessaloniki, Mykonos, Santorini and islands over 3,100 population; €400,000 everywhere else; and €250,000 reserved for commercial-to-residential conversions and heritage restorations. That €250,000 route is the only way into the programme at the lowest tier — and, crucially, it is available anywhere in the country, including prime central Athens. See the full tiers in our Golden Visa Greece guide.
How It Works
Three things that make the €250k route different
No 120 m² minimum
Unlike the €400k and €800k tiers, the conversion route carries no minimum floor-area requirement.
Available anywhere
The €250,000 threshold applies across Greece — including Athens’ otherwise €800,000 zone.
Complete before applying
The commercial-to-residential conversion must be finished and documented before the Golden Visa application is filed.
Worked Example
UrbanCity 44, central Athens
UrbanCity 44 at Pireos 44, beside Omonia Square, is delivered as a commercial-to-residential conversion — so an eligible unit can qualify at the €250,000 tier inside Athens’ €800,000 zone. It’s a residency-grade asset in the capital’s most liquid market, at roughly a third of the standard prime threshold, with the conversion handled before you ever apply.
Important
The rules, stated plainly
Golden Visa properties cannot be used for short-term rentals such as Airbnb or Booking.com — a strictly enforced ban carrying a €50,000 fine. The permit is five-year renewable with no minimum-stay requirement, includes your family, and opens a path toward citizenship after seven years of genuine residence. Figures reflect the 2026 framework and are general information, not legal advice.
FAQs
The €250,000 Golden Visa — questions
Is €250,000 really enough for central Athens?
Through the conversion route, yes. A standard Athens purchase sits in the €800,000 tier, but a completed commercial-to-residential conversion qualifies at €250,000 anywhere in Greece.
What's the catch?
The conversion must be finished and certified before you apply, and the property can’t be short-term rented. Astrea handles the conversion and documentation end to end.
How long does the Golden Visa take?
Processing currently runs about 4–6 months from application to the physical residence card, with 2026 submissions handled through a digital portal.
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Secure Athens residency from €250,000
We build, convert and manage the property — so the residency-critical detail is done before you apply.
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