The EUR 250,000 Greece Golden Visa conversion project category has a rule that deserves close attention before a buyer compares apartment sizes or payment plans: the investment must concern a single property. The official change-of-use procedure also requires the investor to acquire full ownership and possession of that property.
This requirement is easy to summarise but should not be interpreted from marketing material alone. The deed, cadastral identity, approved conversion documents, engineer’s report and residence application must describe a legally coherent property. Buyers should ask their lawyer, notary and engineer to confirm how the rule applies to the specific unit offered.
What the official EUR 250,000 procedure states
The National Registry of Administrative Public Services describes the special change-of-use route under Article 100 of Law 5038/2023. It states that the applicant must hold full ownership and possession of real estate whose main spaces will be converted to residential use, with a minimum acquisition value of EUR 250,000 at the time of purchase.
The same official procedure states that the investment must concern a single property. It also clarifies that the 120-square-metre minimum applicable to certain standard Golden Visa property categories does not apply to this change-of-use category.
These points should be read together. The absence of a 120-square-metre threshold does not remove the need for one clearly identified qualifying property, the required acquisition value, completed residential conversion and full ownership and possession.
Single property is a legal identity question
A building can contain many independently owned units. A floor can also be divided into separate horizontal properties, storage spaces, parking rights or common areas. What appears to be one combined home in a brochure may involve more than one legal property in the title records.
Before reservation, the buyer’s lawyer should identify the exact property that will appear in the purchase deed. The review should include its title description, cadastral number where available, ownership percentage, permitted use and relationship to any auxiliary spaces. The answer should be written into the transaction file rather than inferred from a floor plan.
Why the cadastral description matters
The official residence procedure requires proof that the registrable act has been recorded with the competent land registry or cadastral office, or the corresponding lawyer’s certificate. The property registered after completion must therefore match the property relied upon in the Golden Visa application.
If a development is being subdivided, combined or formally reconfigured, the legal team should confirm which acts must occur before the buyer signs. The engineer should check that the technical identity and approved plans correspond to the final legal unit. Timing matters because an unfinished legal reorganisation can create uncertainty about what the buyer is actually acquiring.
The purchase price must attach to the qualifying property
The minimum acquisition value is EUR 250,000 at the time of purchase. The notarial certificate required for the application records the agreed consideration, the payment method and the specific execution of payment. It also identifies the contracting parties and the real property.
Buyers should avoid assuming that unrelated assets or separate contracts can simply be grouped to reach the threshold. If parking, storage, furniture, management services or another unit form part of the commercial package, the lawyer and notary should determine how each item is described and whether it affects the qualifying acquisition value.
The payment trail should follow the deed and notarial instructions. Every transfer should identify the payer, beneficiary, amount and contractual purpose. A total shown on a sales quotation is not a substitute for the legally documented consideration.
The engineer’s report must identify the same property
For this route, the change from commercial to residential use must be completed before the residence application. The official procedure requires a technical report in which the engineer confirms the change of the main spaces and specifies the relevant building permit, file update, small-scale works approval or permit revision.
The report also connects the converted property to the investor and the notarial deed. That means project code, address, unit description, deed reference and technical records must be checked for consistency. Internal sales names such as “Apartment A” or a Santheos project number help organise information, but the legal file must use the property’s formal identity.
Full ownership and possession should be confirmed
The official requirement refers to full ownership and possession. Buyers should ask counsel to explain any usufruct, bare ownership, co-ownership, retained rights, conditions or other arrangements appearing in the proposed deed. The legal effect depends on the document, so a percentage shown in a brochure cannot answer the question.
The title review should also examine mortgages, prenotations, seizures, claims and other registered burdens. Where a burden will be released at completion, the deed and payment mechanics should clearly describe the release process.
Questions to ask before reserving a conversion unit
- What is the formal legal description of the property being sold?
- Does it have one clear cadastral or registry identity?
- Are storage or parking rights included, and how are they recorded?
- Will any subdivision, merger or title amendment occur before the deed?
- Does the engineer’s conversion file refer to the same property?
- Is the EUR 250,000 consideration allocated to the qualifying property in the deed?
- Will the buyer receive full ownership and possession at completion?
- Are all release, registration and payment conditions documented?
A disciplined document-matching process
A useful review starts with a one-page property identity schedule. It can list the formal description, address, floor, unit, area, cadastral reference, seller, agreed price, deed number and conversion-document references. The lawyer, notary and engineer can then compare their documents against the same schedule.
This does not replace professional reports. It reduces avoidable inconsistencies and gives the buyer a practical way to track the file from reservation through registration and residence submission.
Review Santheos Greece Golden Visa conversion projects
Santheos develops and presents Greece Golden Visa conversion projects in Athens. Each project’s legal identity, availability, acquisition terms and conversion evidence should be reviewed independently for the specific property selected.
Use the Golden Visa Q&A and Golden Visa Guide for further background, then contact Santheos to request the current project file.
Official reference
Continue your research
- Engineer Report for a Greece Golden Visa Conversion Project: What It Must Confirm
- EUR 250,000 Commercial Conversion Projects in Athens: How to Choose the Right Location
- EUR 250,000 Conversion Golden Visa Greece: Payment Trail and All-In Budget
Prepared by: Santheos Research & Project Team. Last reviewed: September 2026. General information only, not legal, tax or immigration advice. Eligibility is subject to final legal review. Review the Greece Golden Visa Encyclopedia, the official Mitos entry, or contact Santheos for a property-specific discussion.
