An investor can receive a quotation showing a property price, parking space, storage room, furniture package, taxes and professional fees. The total may exceed EUR 250,000, but that does not mean every line automatically counts toward the statutory investment threshold.
For the commercial-to-residential conversion route, the safest approach is to build a price schedule that separates the qualifying real-estate consideration from every ancillary cost. The final answer must then be reflected consistently in the reservation agreement, final deed, payment evidence and notary's certificate.
What the current official guidance confirms
Article 100 of Law 5038/2023, as replaced by Article 64 of Law 5100/2024, sets a minimum acquisition value of EUR 250,000 for the qualifying change-of-use route. The investment must concern one property, and the change of the main spaces to residential use must be completed before the residence-permit application.
Circular 1/2026, issued by the Ministry of Migration and Asylum on 21 April 2026 under reference 72019 and ADA ΨΣΙ746ΜΔΨΟ-ΔΧΜ, gives a particularly useful clarification about auxiliary spaces.
Parking and storage may be treated within the one-property test and their purchase price may contribute to the applicable investment threshold when all of the following are satisfied:
- they are purchased through the same deed as the main property;
- they are located in the same building; and
- they are auxiliary-use spaces, whether appurtenant to the main unit or constituted as separate horizontal properties.
The Circular also makes an important distinction: parking and storage may count toward value, but they do not count toward the 120-square-metre main-space requirement where that area rule applies. The EUR 250,000 change-of-use route itself does not carry that 120-square-metre minimum, but the distinction remains important when comparing different Golden Visa routes.
The official example
Circular 1/2026 provides an administrative example rather than a reported investor case. A buyer acquires a 60-square-metre apartment created through a qualifying industrial-building conversion for EUR 248,000. Through the same deed, the buyer also acquires an underground parking space in the same building for EUR 8,000 and a storage space. The Circular treats the combined EUR 256,000 as satisfying the value threshold and the one-property criterion.
This example should not be expanded into a general rule that any extra item can close a price gap. It works because the additional items are real-estate auxiliary spaces, are in the same building and are acquired in the same deed.
Furniture, taxes and service fees need a separate answer
The official materials reviewed for this article expressly address the acquisition value of real estate and the limited treatment of parking and storage. They do not provide a general statement that movable furniture, decoration packages, immigration services, legal fees, notarial fees, taxes, commissions or property-management charges count toward the statutory acquisition value.
Investors should therefore avoid a single bundled number. Ask for at least four columns:
| Cost line | Contracting party | Payment recipient | Proposed treatment |
|---|---|---|---|
| Main property | Buyer and registered seller | Seller or authorised recipient | Real-estate consideration |
| Parking/storage | Buyer and registered seller | Seller or authorised recipient | Verify Circular 1/2026 conditions |
| Furniture/equipment | Buyer and supplier/seller | Named supplier or seller | Do not assume it counts |
| Taxes and professional services | Buyer and relevant authority/professional | Authority or professional | Separate transaction cost |
The buyer-appointed lawyer and notary should confirm the treatment before payment. The deed should not describe a qualifying price that conflicts with invoices, the tax declaration or bank records.
Five checks before signing
- Identify every property component. Record the horizontal-property description, KAEK where applicable, floor, area and use of the main unit, parking and storage.
- Match the same-building condition. Do not assume a parking space in a nearby building can be combined with the main unit.
- Check the same-deed condition. A separate invoice or later purchase may not reproduce the official example.
- Separate movable and immovable items. Furniture and equipment should have their own schedule and realistic value.
- Reconcile the final numbers. The reservation agreement, deed, payment trail, tax declaration, notarial certificate and residence file should tell the same story.
Hypothetical decision scenario
Assume a conversion unit is priced at EUR 242,000, with a EUR 10,000 furniture package and EUR 8,000 of professional services. The commercial total is EUR 260,000. On the official material reviewed, it would be unsafe to describe the unit as meeting the EUR 250,000 acquisition threshold merely because the overall package exceeds that figure. The investor should pause until the lawyer and notary identify at least EUR 250,000 of qualifying real-estate acquisition value evidenced in the required form.
This is a hypothetical compliance example, not an actual approved case.
How Santheos applies the check
For a Santheos project, the property-specific price structure and supporting documents are checked by the company's internal legal and risk-control team before an eligibility description is used. The buyer's appointed lawyer and notary should still reconcile the exact unit, deed and payment evidence for the individual transaction.
Related Santheos reading
- The Single Property Rule for EUR 250,000 Greece Golden Visa Conversion Projects
- Before Paying a Reservation Deposit: 12 Clauses to Check
- Greece Golden Visa Circular 1/2026: 23 Official Clarifications Explained
Official sources
- Ministry of Migration and Asylum, Circular 1 – Application of Article 100 of Law 5038/2023, reference 72019, 21 April 2026, especially Clarifications 1 and 2: official circular listing and Diavgeia record, ADA ΨΣΙ746ΜΔΨΟ-ΔΧΜ.
- Law 5100/2024, Government Gazette A 49/5.4.2024, Article 64 replacing Article 100 of Law 5038/2023: official Ministry-hosted consolidated text.
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.
