Greece €400,000 Golden Visa — Residential Tier 2026
Standard residential tier · Athens north school district preferred · International schools + children's European education
1. Legal Basis & Eligibility
Residential Property Investment (Law 5038/2023 standard tier)
Most regions of Greece (excluding Athens central, Thessaloniki central, Santorini, Mykonos)
Single property, ≥120 sqm floor area
❌ No — This tier is standard residential
2. Who This Tier Suits
- 1Families prioritizing children's education with Athens international school admission (Campion / St. Catherine's / ACS Athens)
- 2Families seeking owner-occupation-grade properties in Athens mainstream residential areas
- 3Investors bullish on Athens north (Kifisia / Marousi / Vrilissia) long-term appreciation
- 4Middle-class families with €400–600k budget
- 5Flexible clients seeking part-time Greek vacationing + part-time rental income
3. Recommended Property Types
| Property Type | Location | Size | Reference Return |
|---|---|---|---|
| Athens north school district | Kifisia / Marousi / Vrilissia / Halandri | 130–160 sqm | Long-term gross yield 4–5%/yr + annual appreciation 8–10% |
| Athens south coast sea-view | Glyfada / Voula / Vouliagmeni (outskirts) | 120–150 sqm | Long-term gross yield 3–4%/yr + vacation advantage |
| Thessaloniki suburb villa | Thessaloniki northern suburbs / Halkidiki peninsula | 150–200 sqm | Long-term gross yield 4–6%/yr |
| Crete / Rhodes new construction apartment | Heraklion / Chania / Rhodes | 120–160 sqm | Long-term yield 4% + vacation owner-occupation |
4. Complete Cost Breakdown
Based on Greek Ministry of Finance official tax rates and Athens-direct law firm standard pricing, valued as of May 2026.
5. Real Client Case
International family with two school-age children
The family wanted access to Athens international schools, a residential property suitable for owner occupation, and a long-term residence plan that could be coordinated remotely.
Athens Kifisia 145 sqm apartment, €400,000 total, adjacent to three top international schools (Campion School / St. Catherine's British School / ACS Athens), with Metro Line 8 direct to Athens center in 25 minutes
Indicative sequence: property review → independent legal due diligence → transfer → residence filing and biometrics. Timing is case-specific and remains subject to third parties and the competent authority.
Entire family approved for permanent residence in 4 months. Twin sons enrolled at Campion School IB program; family planning EU Long-Term Resident (EU LTR) pathway in 5 years.
Tier Advantages
- +Greek mainstream residential tier — new-build, clear title, quality assurance
- +Best school district coverage — three top Athens international schools adjacent
- +Mainstream area properties have good liquidity — easier resale / rental
- +120 sqm floor area requirement ensures genuine owner-occupation quality
- +Long-term rental + vacation flexible configuration — partial owner-use, partial rental
Considerations
- !€150k higher threshold than C2R
- !Cannot select Athens central / Thessaloniki central / Santorini / Mykonos
- !120 sqm single-property requirement — cannot aggregate small units
- !Mainstream residential prices yield lower long-term gross than C2R
6. Frequently Asked Questions
Why does the €400k tier exclude Athens central?+
Greek Law 5038/2023 explicitly classifies Athens Municipality (central administrative district), Thessaloniki Municipality (central), Santorini, and Mykonos as €800k high-tier zones. To purchase in Athens central with Golden Visa, the €800k tier is required. If selecting the €400k tier, Athens north suburbs, south coast, east (Glyfada, Kifisia, Pallini, Marousi) and other cities are eligible.
Can €400k purchase Athens north school district properties?+
Yes. Kifisia, Marousi, Vrilissia and Halandri offer 130–150 sqm apartments near international schools such as Campion School, St. Catherine's and ACS Athens. Buyers should confirm the municipality, property size, current program eligibility, school commute and total acquisition cost before reserving.
What is the future appreciation potential for €400k residential properties?+
Athens north mainstream residential properties appreciated 8–10% annually over the past 5 years (2020–2025); projected 6–9% annual appreciation 2026–2030 (due to constrained supply + increased migration demand). Combined with 4–5% long-term gross rental yield, total annual return is approximately 10–14%.
Can €400k tier properties be short-term rented?+
Effective 2026, Golden Visa properties are prohibited from short-term rental (Airbnb / Booking.com); only long-term rental (≥1 year) or owner-occupation is allowed. This applies to all tiers (€250k / €400k / €800k). For short-term rental income, a non-Golden Visa property (regular investment) is required separately.
- •The EUR 400,000 Greece Golden Visa route generally applies outside prime zones and is tied to the single-property and 120-square-metre requirements introduced under the current framework.
- •The EUR 400,000 route is often evaluated by families seeking a balance between residency eligibility, self-use and long-term rental potential.
Ready to apply for this tier?
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