The Greece golden visa 120 m² rule, explained

Published and last checked 9 November 2026. By Imago 77 Ltd.

For the standard Greek golden visa tiers, you must buy one property with main living areas of at least 120 m². You cannot reach the figure by combining smaller flats.

One property, at least 120 m² of main areas, at €400,000 or €800,000 depending on the area.

Where the rule applies

The rule applies to the two standard tiers set by Law 5100/2024:

€800,000 in Attica (including Athens), Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents;
€400,000 everywhere else.

It covers completed buildings and property with an issued building permit.

What counts towards the 120 m²

Only the main areas count: the rooms you live in. Storage rooms and parking spaces do not count towards the area. Their price can still count towards the investment if they are in the same building and bought under the same deed.

One property only

Before the 2024 reform, buyers could combine several smaller units. That is no longer allowed for new applications. The investment must be a single property.

Greece's National Housing Strategy 2026 to 2035 proposes a new category based on a portfolio of homes let long term. It needs its own law and is not in force. Do not plan on combining properties until it is.

The exceptions

The €250,000 routes have no minimum size. They apply to commercial buildings converted to homes and to listed buildings that you restore. Both come with strict conditions, which we explain in our article on the €250,000 route.

Letting the property

You may let the home on a normal long-term lease. Short-term letting, such as holiday lets through online platforms, is not allowed for property bought for the golden visa. A breach can lead to a €50,000 fine and loss of the permit.

Practical checks

Ask for the area of the main spaces as recorded in the title and the building permit, not the marketing figure.
Have a Greek lawyer and engineer confirm the area before you pay a deposit.
Check that storage or parking you want to include is on the same deed.

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