A curated 2026 portfolio across Athens, Piraeus and the Aegean. Six featured developments in the €250,000 commercial-to-residential conversion tier, six alternative locations, and a premium €400,000 Aegean villa option — all eligible under Greece's Golden Visa programme (Law 5100/2024).
Since August 2024 Greece operates a three-zone investment system. Every development below has been confirmed eligible for its stated tier.
Commercial-to-residential conversions and listed-building restorations. The most accessible route to a Greek Golden Visa — and the focus of our featured portfolio below.
Single properties ≥120 sqm in regions outside the main prime areas. Off-plan villa schemes typically sit at this tier — ideal for lifestyle buyers.
Athens, Thessaloniki, and major Greek islands. Standard threshold for new-build apartments in prime metropolitan areas. Available on request.
Each project below qualifies under Greece's €250,000 commercial-to-residential conversion route. All offer individual title deeds, no co-ownership, and full Golden Visa eligibility.
A landmark 408-unit branded mixed-use complex in the heart of Greece's largest port. The longest-duration Golden Visa yield in our portfolio.
Learn more32 luxury serviced apartments with rooftop infinity pool, on-site gym, spa and concierge. Hotel-grade hospitality wrapped around a pure-investment proposition.
Learn moreBoutique 1-bed apartment building on Thiseos Street — the central artery between historic Athens and the Riviera, walkable to Stavros Niarchos.
Learn moreTurnkey furnished studios 1.5 km from the €8 billion Ellinikon project — Europe's largest urban regeneration scheme.
Learn moreCompact, turnkey-equipped studios in central Piraeus. The earliest delivery date in our portfolio — keys in May 2026.
Learn moreA boutique 12-unit residence in Kallithea, blending 1-bed apartments and 2-bed corner units. The smallest, most private option in our top six.
Learn moreCarefully-curated alternatives across Aegean islands, Athens suburbs and prestige addresses. Smaller inventory than the featured six — contact us for current availability.
An island lifestyle option just 40 minutes by ferry from Piraeus. Ideal for buyers who want a holiday-home angle alongside the Golden Visa.
Boutique 14-unit development at the foothills of Mount Hymettus. Mountain views, urban access, communal gym on-site.
An Ellinikon-corridor alternative to Boulevard and Opus — same regeneration narrative, different building format.
Branded hospitality wrapper with the longest yield horizon in our entire portfolio. Ideal for pure-investment buyers seeking maximum guaranteed cash flow.
A prestige Athens Riviera address — recognised internationally and immediately by Asian audiences. Trade-up location appeal at €250k entry.
A North Athens prestige neighbourhood — long the preferred residential area for Athens' professional class. Trade-up location appeal at €250k entry.
For lifestyle buyers seeking a different asset class: standalone villas rather than apartments, in a Greek-island setting, at Greece's Zone B €400,000 Golden Visa threshold.
An off-plan villa collection in a Greek-island setting — private gardens, individual pools, low-density layout. Pre-completion pricing locked at the €400,000 Zone B threshold; buyers who reserve now secure a fixed entry price before construction begins.
Quick reference for the most common questions about the Greek Golden Visa programme and the €250,000 conversion route.
The Greek Golden Visa is a residency-by-investment programme that grants non-EU citizens a 5-year renewable EU residence permit in exchange for a qualifying real estate investment in Greece. The permit extends to the investor's spouse, dependent children up to age 21, and parents of both spouses — three generations on a single application. There is no minimum stay requirement.
Under Law 5100/2024, effective 31 August 2024, Greece operates a three-zone investment-threshold system. The €250,000 minimum still applies to commercial-to-residential conversions and heritage restorations anywhere in Greece, regardless of location or property size. New-build apartments in Athens, Thessaloniki and major islands now require €800,000; other regions require €400,000 (single property ≥120 sqm).
All six featured developments on this page have been confirmed eligible under the €250,000 commercial-to-residential conversion route.
The most active €250,000 conversion markets in Athens are Piraeus (Greece's largest port, regeneration-led, near Stavros Niarchos), Kallithea (city–Riviera corridor with metro and tram), Argyroupoli (south Athens, Ellinikon-adjacent), and Ilioupoli (boutique mountain-view residential). Yields in central Athens districts can reach 5–7% gross; conservative net yield modelling sits at 60–70% of gross after compliance, tax and management costs.
For lifestyle buyers, Aegean islands (€400,000 villas), Glyfada on the Athens Riviera, and Kifisia in North Athens are popular trade-up locations.
Any non-EU/EEA citizen aged 18 or over with proof of valid health insurance. Citizens of Russia and Belarus currently cannot apply as main investors, though family members holding those nationalities can be included as dependents. There is no nationality cap and no language requirement.
Yes. The main applicant, their spouse, unmarried children under 21, and the parents of both the applicant and spouse all qualify under a single Golden Visa investment. The permit covers all family members for the same 5-year renewable term.
Our featured €250,000 developments carry guaranteed yields from on-site rental management programmes ranging from 3% to 6% per year, with guarantee durations between 2 and 10 years. Wyndham Residence offers the highest combined rate-and-duration at 6% × 10 years. Keranis Residences offers the longest single horizon at 3% × 10 years. Outside the guarantee period, market-rate Athens yields range 4–7% depending on location and property type.
No. The Greek Golden Visa has no physical residency requirement at any point during the 5-year permit term. Applicants only need to renew the permit every 5 years and maintain the qualifying investment. After 7 years of legal residence (where stay requirements DO apply), Greek citizenship may become available.
You can sell the property at any time. However, the Golden Visa is directly linked to ownership of the qualifying property. Selling without reinvesting in another qualifying property terminates the Golden Visa for the investor and all family members. During an on-site rental management lease (e.g., the Keranis 10-year lease), the lease automatically transfers to the new owner.
Six top developments side-by-side: price band, yield rate, duration, delivery date, location, unit type and best-fit investor profile. One page, ready for your call.
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