Greece Golden Visa: a property review checklist before paying a reservation
A practical preparation guide for families: organise the property evidence, check the applicable route and separate purchase decisions from residence approval.
Sources last checked: 2026-11-02
Start with evidence for the exact property
Before reserving a property for Greece's Golden Visa, ask an independent Greek lawyer to review the specific asset and explain the applicable investment category in writing. A brochure, attractive photographs or a seller's description cannot replace that assessment. This is a preparation guide, not an eligibility decision or a report of a newly announced rule.
The Ministry's official circular register lists Circular 1 dated 21 April 2026 concerning Article 100 and the B.5 investor residence permit. Read that current guidance alongside the earlier 2024 circular rather than relying on an old programme summary. Our practical recommendation is to keep the reference, review date and unresolved questions together in a short decision file.
Build a property evidence folder
Ask your lawyer and technical adviser which ownership records, plans, permits and transaction documents they need for this asset. Label each document with the property address, version and person responsible for checking it. Put sales illustrations in a separate folder so they cannot be mistaken for approved plans.
For a change-of-use case, the official guidance requires completion of the qualifying conversion before the residence application. The 2026 circular adds detailed clarifications about the underlying property and relevant documentation. Request a written explanation of how those rules apply to the proposed unit; do not assume that refurbishment and qualifying conversion mean the same thing.
As an organising exercise, create three columns: evidence received, review outstanding and question for the seller. This is a suggested workflow, not an official government checklist.
Review the reservation and family budget separately
Before signing, have the reservation terms explained in a language you understand. Ask who receives the money, what it reserves, which checks remain outstanding and what happens if those checks raise a problem. Record any refund conditions in the agreement; do not assume that a residence refusal automatically produces a refund.
Prepare separate budget headings for the purchase, transaction expenses, professional services, family documentation and ongoing property costs. Obtain written quotations instead of treating a headline investment figure as the complete family budget. Keep a contingency for issues identified during review without inventing a standard percentage.
For each intended family applicant, prepare a private list of identity and relationship documents for professional review. Ask about each person's circumstances individually rather than assuming that buying the property resolves every family requirement.
Agree a decision point before committing
Our suggested decision point is a short written review covering the property category, evidence still missing, intended use and reservation obligations. Ask the adviser to identify assumptions explicitly and distinguish confirmed documents from promises of future delivery. If rental income is part of your plan, request separate advice on the permitted use and proposed management contract.
Check that the property also suits your family's practical priorities: accessibility, neighbourhood, maintenance and travel arrangements. Those preferences are different from immigration conditions. Preserve dated copies of the reviewed materials and ask for another review if the asset, ownership structure or intended use changes. Residence approval remains a decision for the competent authorities; this guide provides no approval guarantee.
Frequently asked questions
Does a reservation prove Golden Visa eligibility?
No. Treat it as a contractual step and obtain a property-specific legal assessment before assuming the residence requirements are met.
Is renovating an apartment enough for the conversion route?
Do not assume so. Ask a Greek lawyer and technical adviser to verify the property's qualifying change of use and the supporting evidence.
Should I plan the family documents before buying?
Yes, as a preparation measure. Early review helps reveal questions about identity and relationships without promising that every relative qualifies.
Is this a complete legal checklist?
No. It is an organising guide checked against official references on 2 November 2026. Your advisers must identify the requirements for your transaction.
Official sources
- Greek Ministry of Migration — official circular register, including Circular 1 of 21 April 2026 — 2026-11-02
- Greek Ministry of Migration — Circular 9 on Article 100 and property investment (2024) — 2026-11-02
Related programmes
General information, not a guarantee of eligibility or approval. Current requirements and individual circumstances must be reviewed before applying.