The main real-estate thresholds
Under the current framework introduced through Law 5100/2024, the minimum real-estate investment is €800,000 in Attica, the Thessaloniki regional unit, Mykonos, Santorini and islands with more than 3,100 residents. In other parts of Greece the general threshold is €400,000.
For the €800,000 and €400,000 routes, the investment is generally made in one property and, where the property is built or has a building permit, a minimum main-use area of 120 m² applies. Separate €250,000 routes exist for qualifying conversion-to-residential properties and qualifying listed buildings subject to the statutory conditions.
Important restriction for investors
Enterprise Greece notes that residential real estate acquired under the new rules is explicitly restricted from short-term rental use. Buyers considering both residency and rental income should therefore obtain current legal advice before choosing the acquisition structure.
Crete-specific point
Because Crete is an island with a population well above 3,100, the general island threshold is €800,000 for the standard property-acquisition route. The €250,000 special categories are different legal routes and require their own conditions to be satisfied.
Do not buy a property just for a visa headline
A residency decision should consider title, permitted use, planning, liquidity, tax, family objectives and exit strategy — not only the headline threshold. Rules can change, so the final check should always be made against official migration guidance and the transaction documents.