Golden Visa in Athens

Athens (Αθήνα, Athína) and the wider Attica region are at the centre of Greece's golden visa programme, the investor residence permit (άδεια διαμονής επενδυτή) granted to non-EU buyers and their families in return for a qualifying investment. The national rules are explained under golden visa in Greece; investing in the capital brings its own price tier, its own housing stock and its own letting rules.

How it usually works in Athens

Attica sits in the highest price tier of the programme, so the minimum value for a home in Athens is above that of most other regions. The investor obtains an AFM, opens a Greek bank account, buys the property before a notary and registers it at the Hellenic Cadastre, then files the permit application with the Ministry of Migration and Asylum; fingerprints and photographs are given in person. Many investors buy from abroad and travel only for the biometrics.

What to watch for in Athens

• Older apartment blocks. Much of central Athens consists of post-war blocks (πολυκατοικίες) built by exchanging land for flats (antiparochi). Rights to the roof, storage rooms and parking spaces are not described the same way in every deed, and closed-in balconies are legalised before the deed can be signed.
• The qualifying value. The threshold is measured against the price in the deed and the conditions of the law, not against an asking price, and one property is generally expected to meet it.
• Short-term letting. Golden visa properties may not be let to holidaymakers, and new short-term rental registrations in central Athens have also been frozen. Income plans rest on long-term leases (see lease contracts).
• Converted buildings. The lower tier for turning a commercial building into homes is of interest in Athens, where older office buildings are common, but the conversion has to be completed and licensed as the law sets out.
• Archaeology. Around the Acropolis, Plaka and other historic areas, height limits and the archaeological service restrict works.

How an English-speaking lawyer helps

The lawyer confirms the tier and the qualifying amount for the exact address, runs the title and planning checks, reviews the preliminary agreement, attends the deed under a power of attorney if needed, files the permit for the whole family and deals with renewals. The purchase itself is covered under buying property in Greece, and the tax number under AFM number application. More about lawyers in the capital is on the Athens page.

Questions and answers

Is the golden visa threshold in Athens higher than elsewhere in Greece?

Yes. Attica is in the highest tier, together with a few other areas in high demand. The figures are set by law and have changed, so they are confirmed before a deposit.

Can I let my golden visa flat in Athens to tourists?

No. Short-term letting is not allowed for golden visa properties, and central Athens has its own limits on new short-term rentals. Long-term letting is allowed.

Do I have to live in Athens to keep the permit?

No minimum stay is required. The permit is renewed while the property is kept; time spent in Greece matters only for later long-term residence or citizenship.