Greece’s Golden Visa program continues to draw non-EU buyers, and the investment threshold you need depends entirely on where the property sits. Regions outside the highest-demand zones, including much of Thessaly, remain considerably more accessible than Athens or the islands.
Why the threshold varies by region
The program splits the country into zones, with higher minimum investment amounts in Athens, Thessaloniki, Mykonos, Santorini, and other high-demand areas, and lower thresholds elsewhere. Volos and the wider Thessaly region generally fall into the lower-threshold category, which is a major part of their appeal to non-EU investors.
What counts toward the investment
The threshold applies to the purchase price of the property itself; renovation costs, notary fees, and taxes are separate and don’t count toward it. Buyers can also combine multiple properties to reach the required amount in some cases, which opens the door to portfolio-style purchases rather than a single large acquisition.
Residency, not citizenship
It’s worth being clear with clients on this point: a Golden Visa grants residency rights for the investor and immediate family, not Greek citizenship. Citizenship follows a separate, longer naturalization process with its own residency and language requirements.
Why Thessaly appeals to Golden Visa buyers
Beyond the lower threshold, buyers are drawn to the combination of a functioning regional city, an international airport at Skiathos for the wider area, and lifestyle access to both Pelion and the Aegean coast — all at price points well below Athens.
A lower entry threshold only makes sense if the property itself is one you’d be glad to own regardless of the visa attached to it.
Key takeaways
- Golden Visa thresholds are set by region, and Thessaly sits below the highest-demand zones.
- Only the property purchase price counts toward the threshold, not fees or renovation costs.
- A Golden Visa grants residency, not citizenship — the two processes are separate.
- Check the current official threshold for your target municipality before committing to a figure.
