Greece Golden Visa service
Commercial to residential conversion can qualify for Greece’s €250,000 Golden Visa route when a property's main areas are lawfully changed to residential use and the conversion is completed. It is not a general €250,000 property tier.
Programme conditions checked 2026-08-15 against Law 5100/2024
Enquire about conversion eligibilityPrivate enquiry
Include its current use, location and whether conversion work has started. The form is delivered through the same secure enquiry route as our contact page.
Route qualification
Commercial to residential conversion qualifies at a minimum investment of €250,000 anywhere in Greece when the change of use is lawful and completed before the residence application; no 120 m² minimum applies to this route.
The service
One case plan connects the property, conversion, Greek legal work and residence application before the investment becomes difficult to unwind.
We test the property, ownership structure and proposed use against the conversion route before the case is built around it.
We coordinate the review of the existing lawful use, the residential change-of-use pathway and the approvals the conversion depends on.
Greek-qualified counsel checks ownership, title, encumbrances, contractual protections and the transaction evidence needed for the file.
We keep the planning, engineering, notarial and completion records aligned so the change of use can be evidenced before the application is filed.
Greek-qualified local counsel handles Greek legal work while Aegalis coordinates the investment, applicant documents and residence application.
We keep the qualifying investment, property-use restrictions and renewal evidence visible after the first residence card is issued.
Before capital moves
The route depends on a completed legal and physical change of use—not a brochure label. Each stage should leave evidence that the next adviser can test independently.
Confirm that the current use and intended residential use fit the route.
Verify the planning pathway, approvals and responsibility for the works.
Finish the lawful change of use before the residence application.
Evidence the qualifying purchase price and compliant payment trail.
Bring the property, investment and applicant documents into one reviewed file.
An ordinary €250,000 home purchase does not qualify.
Tell us the address, current use and conversion status. We will identify the legal and technical questions that need answering first.
Before applying
Not on intent alone. The commercial-to-residential change of use must be lawfully completed before the permanent-investor residence application is submitted. The seller may complete the conversion before the sale, but the completed change still needs to be evidenced in the application file.
The route is available throughout Greece, including Attica, Thessaloniki, Mykonos and Santorini. Its minimum acquisition value is €250,000, and the 120 m² minimum that applies to the standard property routes does not apply here.
No. Law 5100/2024 states that the conversion investment is made in one property. The purchase and completed change of use must satisfy the route as one qualifying investment.
A property used to obtain a Greek Golden Visa may not be let on a short-term basis or subleased. Breach means revocation of the residence permit and a fine of €50,000. A conversion-route property also may not be used as the registered seat or a branch of a business. Long-term letting can be assessed separately against the permit and property arrangements.
Potentially. Where the property is an industrial building, part of one, or includes one, Article 100(2)(c) adds a specific condition: no industry may have been installed and operating there during the previous five years. The residential change of use must still be completed before the permit application.
Prior permit use is not an automatic one-use bar. Article 100(8) says a resale to another third-country national may support the new buyer’s permit while the seller’s linked permit is revoked at the same time. The notarial certificate must state whether the seller used the property for a permanent-investor permit, so Greek counsel should verify and sequence the transaction before commitment.
The exact evidence depends on the building and transaction. The file normally needs aligned planning, engineering, property, contract, payment and notarial records showing the lawful residential use and the completed conversion. Greek counsel and the responsible technical professionals should confirm the required evidence before filing.
Programme conditions checked 2026-08-15. Primary legal basis: Greek Migration Code, Law 5038/2023, article 100, as amended by Law 5100/2024, article 64 (FEK A' 49). This page is general information and does not replace advice on a specific property or application.
