Alternative Investment Paths for a Greek Golden Visa
Alternative Investment Paths for a Greek Golden Visa
Greece’s Golden Visa program remains one of the most accessible in Europe, especially for investors aiming to secure residency through real estate. Traditionally, investors meet a minimum investment threshold, currently set at €250,000 for specific property purchases, though recent legislation has introduced alternative routes with unique requirements and considerations. Here, we explore two noteworthy pathways: converting commercial properties to residential use and investing in historic listed buildings. Additionally, we discuss specific use restrictions that impact Golden Visa properties.
1. Conversion from Commercial to Residential Use
One viable option for investors is purchasing a commercial property, such as industrial spaces or office buildings, with the intent to convert it to residential use. For investors considering this path, the minimum investment threshold of €250,000 remains applicable, irrespective of the property’s location or size. Key points to consider include:
- Single-Property Investment: The investment must be made on a single property, and only after converting the property’s use to residential can the investor submit their Golden Visa application.
- Pre-Application Conversion Requirement: The commercial-to-residential conversion must be fully completed before submitting the application, ensuring the property meets all residential standards under Greek law.
This pathway opens up new opportunities for investors interested in urban areas with large commercial spaces that can be transformed into spacious residences, often at a lower initial cost compared to directly purchasing a residential property in high-demand locations.
2. Restoration of Listed Buildings
Investors may also consider purchasing listed buildings, properties of historic or cultural significance that are under special protection by Greek authorities. The €250,000 investment threshold applies to these properties, but they come with specific conditions due to their cultural importance:
- Full Restoration Requirement: The investor is required to complete a full restoration or reconstruction of the property, a condition that must be met before the Golden Visa can be renewed after five years. This is to ensure the preservation and enhancement of Greece’s architectural heritage.
- No Sale Until Restoration Completion: Investors cannot sell a listed building property until the restoration is fully complete. Failing to meet the restoration requirements may result in the residence permit being revoked and an administrative fine of €150,000.
The listed building option suits investors drawn to Greece’s rich history and architecture, as they can own and restore a piece of cultural heritage while securing residency.
Usage Restrictions: Short-Term Rentals and Business Registration
Greek legislation also imposes usage restrictions on Golden Visa properties, affecting short-term rentals and commercial use:
- No Short-Term Rentals (Airbnb and Similar Platforms): Golden Visa properties cannot be rented out short-term through sharing economy platforms, including Airbnb. This restriction also applies to any sublease arrangements with third parties. It remains to be seen whether this restriction will apply retrospectively, affecting those who already hold Golden Visas.
- Prohibition on Company Registration: Properties converted from commercial to residential use under the Golden Visa program cannot serve as a company’s registered address. This is intended to ensure the property is used solely for residential purposes.
Violating these provisions can have serious repercussions, including the revocation of the residence permit and a €50,000 administrative fine for non-compliance.