GreeceOpen · three property price zones since 1 Sep 2024 · no stay requirement
Greece is the last big EU programme where buying property still gets you a permit. That is why it has taken Portugal’s place on most Indian shortlists. But the old flat price of €250,000 ended on 1 September 2024. Now the amount you need — €400,000 or €800,000 — depends on where on the map you buy. The property must be one single unit of at least 120 square metres. And the permit is generous, but it leads to citizenship only if you actually go and live in Greece.
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No. 849/DC/PTA/PLA/LC‑3/2024
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Pro Lifeset Overseas Private Limited · CIN U52291PB2024PTC060508 · since 2024
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A real office in Patiala
Shop No. 2, Nabha Road · walk in, Mon–Sat
Office & directions
Fixed, all-in fees
GST included; embassy and VFS fees at cost
See every price
Is this you?
If one of these is you, the fastest way forward is a call: +91 91155 80911.
The ways in
€800,000
Hold: Held for the life of the permit
This zone covers Attica (all of greater Athens), Thessaloniki, Mykonos, Santorini, and any island with more than 3,100 residents. One property, at least 120 m². You are not allowed to rent these properties out on short-term platforms.
Fits: Investors who want an Athens base or a rental in a proven market
€400,000
Hold: Held for the life of the permit
Everywhere outside the prime zone: the Peloponnese, Crete outside its biggest towns, mainland cities such as Patras and Larissa, and the smaller islands. The same rule applies: one property, 120 m² or more.
Fits: The most common Indian file in 2026
€250,000
Hold: Held for the life of the permit
Either an old commercial building changed into homes — the change must be finished before you apply — or a listed heritage building that has been fully restored. This works anywhere in Greece, including Athens. But there are few such properties, and the checks are heavier.
Fits: Patient buyers working with a specialist developer
€350,000 – €500,000
Hold: Minimum holding periods apply
Options instead of property: Greek government bonds, a fixed deposit in a Greek bank, or shares in a Greek fund or company. The amount depends on the option. Indian applicants rarely choose this, because a property is something you can see and use.
The facts, checked 2026-09-05
Where families lose money and years
Old listings from before September 2024 are still going around. Unless the property is a finished conversion or a restored listed building, you need €400,000 or €800,000, and it must be at least 120 m².
The Athens region is the slowest to process. If speed matters more to you than the exact location, a €400,000 purchase somewhere else often gets your family a card a year earlier.
Greek citizenship needs seven years of real residence, Greek language, and a citizenship test. The golden visa is a residence permit that leaves your life in India as it is. These are two different things. Buy the one you actually want.
Every euro must go through the bank and match the deed. Paying some money off the record to cut tax kills the permit application. It also creates a foreign-exchange problem for you in India.
The India side nobody explains
Buying property abroad is an allowed use of the Liberalised Remittance Scheme. The money goes out under purpose code S0005, at US$250,000 per person per financial year. A €400,000 purchase is roughly two people’s yearly limit. €800,000 means a family effort over two years, or three adults. Joint ownership between husband and wife is normal in Greece, and it is often the cleanest way to fit inside the RBI limit. But the deed must show who actually paid.
From 1 April 2026, if you send more than ₹10 lakh in a year to buy property abroad, 20% tax is collected at source. You can set it off against your Indian tax later. But on a €400,000 transfer it is a large amount locked up for about a year. Plan the cash flow, not only the price.
Rent from a Greek property is taxed first in Greece, then again in India as part of your worldwide income. The India–Greece treaty gives you credit for the Greek tax. The property and the Greek bank account must be listed in Schedule FA of your Indian return every year. A conversion-route property that is never rented out still has to be declared.
Most Indian buyers complete the purchase through a Greek lawyer who holds a power of attorney, without a second trip. The real risk is the one developers skip over: the title. Greek property can carry hidden problems — forest land claims, archaeological rules, or planning issues — that only show up in a proper search. A lawyer who works for you, not for the seller, is the most important cost in the whole file.
How it goes, with us
Whether your money buys a €400,000 or an €800,000 permit depends on the map. So does whether a €250,000 conversion property exists in the town you want. We settle this on the first call.
You get an AFM (Greek tax number) and open a Greek bank account. The lawyer usually arranges this, does the title search, and holds the power of attorney.
The lawyer checks the title, any charges on it, planning rules, the energy certificate, and the 120 m² rule. Money moves only after the report is clean.
Funds leave India under the right purpose code, reach your Greek account, and are paid through the bank so the source can be traced. Then the notary deed is signed and the land registry entry is made.
The file goes in with the deed, proof that payment went through the bank, insurance, police certificates and civil documents. You visit once for fingerprints. The receipt you get lets you stay legally while you wait.
To renew, you only need to still own the property. There is no test of how many days you stayed.
What it costs
Property purchase
By zone and route
€250,000 / €400,000 / €800,000
Property transfer tax
Resale property; VAT on new builds is suspended through 2026
3.09% of value
State application fee
Smaller per-person fees for dependants
€2,000 for the investor
Lawyer, notary, land registry
Quoted in Greece; the lawyer must be yours, not the seller’s
≈ 3–5% of price
Health insurance
Private cover in Greece for each family member
Varies
Our own fee is fixed and quoted after the first call, with 18% GST included. Government and third-party costs are paid at cost.
Only in two narrow cases: a commercial building that has already been converted into homes, or a listed building that you restore. Normal property purchases need €400,000 in most of Greece, and €800,000 in Attica, Thessaloniki, Mykonos, Santorini and islands with more than 3,100 residents.
No. There is no minimum stay. You go once for biometrics. Renewals depend only on still owning the investment. Citizenship is a separate matter, and that does need you to live there.
Long-term renting, yes. Short-term rentals through platforms are banned for properties bought under the current price rules. Breaking this rule brings fines and loss of the permit.
Not under the current law. The €400,000 and €800,000 levels need one single property of at least 120 square metres.
Outside the Athens region, about four to nine months from a complete application. Attica has been taking twelve to sixteen months. Buying the property, with proper checks, adds two to four months before that.
Yes. Greece is unusually generous here. One investment can cover the spouse, children under 21, and the parents of both the investor and the spouse.
No, and we do not want to. We check whether the programme fits you, prepare the Indian side of the file, plan the money transfer, and work with an independent Greek lawyer. Choosing the property is your decision, made with that lawyer’s title report in your hand.
Other Greece visas: see the Greece page.
Checked 2026-09-05 against: Greek Ministry of Migration — investor residence permits (Law 5100/2024) · Enterprise Greece — Golden Visa guidance · RBI — Liberalised Remittance Scheme. Rules change; we re-check before any filing.
