Greece | Golden Visa

Glyfada, Kallithea and Piraeus side by side on the Athens Riviera: per-m² prices, rental yield, Airbnb constraints, transport and 5-year capital-gain projection. An Avla advisory guide for Golden Visa investors.

Greek Golden Visa family reunification: required documents, timelines, costs and common rejection reasons for spouse, children under 21 and parents — a detailed guide based on Avla's field experience.

A step-by-step guide for Turkish citizens to obtain a Greek AFM tax number and open a Greek bank account: documents, banks, the tax representative requirement and common mistakes.

A practical guide to buying a Greek home remotely via power of attorney: 11 steps without leaving Türkiye, notary and apostille process, AFM, αλλαγή χρήσης projects, and the Golden Visa route.

How to hit the €250,000 Greek Golden Visa threshold via commercial-to-residential conversion (αλλαγή χρήσης). Process, cost, risks and a real Avla-managed file timeline.

Greek Golden Visa 2026: a regional map of the €250K, €400K and €800K thresholds introduced by Law 5100/2024. Migration.gov.gr's 79,056-permit dataset combined with Avla's on-the-ground observations.

Side-by-side comparison of four Greek Golden Visa advisor types for Turkish investors in 2026: a boutique Turkish specialist, an international investment-migration chain, a Greece-based property agency, and a European boutique advisory. Pricing transparency, TR↔EN bilingual capability, independent Greek legal, Turkey-Greece presence — each scored.

2026 Golden Visa regime (€800K/€400K/€250K), Ampelokipi's medical + judicial cluster, post-Airbnb-ban rental model, 4.93% capital growth + 7.93% rent growth, and tax reform — comprehensive investment analysis.

Compare the three best-performing Athens districts for Turkish Golden Visa investors in 2026: Athens center, Piraeus, and Glyfada. Pricing, yield, threshold zone, lifestyle profile, and SWOT — side by side.

The complete 2026 guide to Greek Golden Visa €250K threshold: change-of-use mechanism (αλλαγή χρήσης) explained, new Zone A/B pricing, verification checks before buying, common failure modes — written for Turkish investors.

The complete 10-step Greek Golden Visa process for Turkish citizens in 2026: pre-application checklist, AFM and Greek bank account, property due diligence, TCMB capital export notification, application filing, and 5-year renewal cycle.

The Athens real estate market has long experienced a sharp geographic and functional disconnect between the classic fabric of the historic center and the luxury coastline (the Athens Riviera). Yet seen through a strategist's eyes, the most critical hub uniting these two worlds today is Kallithea. Meaning "beautiful view" in Greek, Kallithea lives up to the promise of its name with a location commanding both the Acropolis and the Saronic Gulf.

In the Greek Golden Visa, the difference is not knowing the programme — it is having an advisor who can see the right developer, the right district and the right legal structure together. How trust, legal depth and on-the-ground insight protect your investment.

The AFM (Greek tax number) is a foreign investor's first stop for real estate, mortgage, banking and the Golden Visa in Greece. How to get it in one day directly at the Athens tax office instead of the consulate — which documents, and power of attorney.

Do Greek banks lend to foreigners? On what terms, at what interest rate, with what down payment? 2026 conditions at Piraeus, Alpha, NBG and Eurobank, and what is required for the Golden Visa process.

Greek Golden Visa properties may not be rented short-term — and the threshold is **60 days**, not 30. From 20 May 2026, Airbnb and Booking.com will automatically report listings to AADE. This guide covers the new framework, long-term rental yields, the "Approved Hospitality Use" exception, and what foreign investors must do now.

"The €800K threshold only applies to Athens" is a common misconception. In reality it covers Thessaloniki, Mykonos, Santorini, and all islands with 3,100+ residents. Add the 120 m² minimum size rule and the single-property restriction, and the 2026 Greek Golden Visa map looks very different from 2024.

On 22 April 2026, the Greek Ministry of Migration and Asylum published Circular 1/2026 — a 31-page directive that explicitly banned cash-back schemes and inflated side agreements that had plagued the Golden Visa market. This guide breaks down the new rules, the 7 red flags every foreign investor must know, and Avla's transparency model.

Greece vs Portugal Golden Visa programs diverged sharply in 2023-2026: Portugal closed the real estate route + the May 2026 citizenship law extended the path from 5 to 10 years; Greece preserved the €250,000 conversion exception and the broadest family scope. Turkish investors moved to Greece with +160% growth in 2025 reaching 2nd place. 105+ source 16-page PDF report + 5-scenario decision matrix.

Mykonos Santorini luxury Golden Visa guide 2026: €800K+ villa thresholds, seasonal rental yield, 35-50% ROI calculation, risks and international investor island analysis.

Thessaloniki Golden Visa 2026 guide: €800K threshold region, m² prices, rental yield, university city investment opportunities, cultural heritage.

Athens Riviera real estate guide 2026: premium Golden Visa opportunities in Glyfada, Vouliagmeni, Voula, Ellinikon Project effect, m² prices and rental yield analysis.

Sepolia Athens investment 2026 guide: €250K Golden Visa exemption, 35-50% price growth, metro 4 min center, gentrification wave and international investor opportunity analysis.

Piraeus real estate investment 2026: m² prices, rental yields, 83.8% appreciation, Golden Visa region analysis. Piraeus port transformation and neoclassical opportunities.

Greece Golden Visa €250K exemption: αλλαγή χρήσης + διατηρητέα. €450K savings, 16-24 month process, Avla portfolio examples and step-by-step guide.