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Building · Pythagorio
Pythagoreio building for sale with renovation study
- 566 m²
- Plot 209 m²
€420,000SH593
🏛️ Greek Golden Visa – Your Gateway to Europe Through Real Estate
The Greek Golden Visa is a residency-by-investment programme for non-EU citizens and their families. It grants a 5-year renewable EU residence permit in exchange for a qualifying real estate investment in Greece. The permit stays valid for as long as the investor owns the property. In addition, it covers travel across all 29 Schengen Area countries without additional visa requirements.
Samos Housing is the leading real estate agency on Samos Island. We assist international buyers through every step of the Golden Visa purchase process. This includes property selection, legal coordination and the permit application. Browse our Samos properties currently for sale.
⚠️ New (September 2026): Greece has announced a rise in the property transfer tax for non-EU buyers from 3% to 15%, expected from 2027. Purchases completed before the change are taxed at today's 3.09%. Read what it means for Golden Visa buyers →
💰 Golden Visa Investment Thresholds
The minimum investment thresholds for the Greek Golden Visa were updated by the Greek government under the law revised in September 2024. The applicable threshold depends on the location and type of property:
| Property type & location | Minimum investment |
|---|---|
| Residential or commercial property — Athens, Thessaloniki, Mykonos, Santorini, and islands with population over 3,100 inhabitants (including Samos) | €800,000 |
| Residential or commercial property — most other regions of Greece | €400,000 |
| Commercial building converted to residential use — anywhere in Greece | €250,000 |
| Restored listed buildings or protected monuments — anywhere in Greece | €250,000 |
The property purchased must have a minimum area of 120 m². The investment must be funded from outside Greece. Both new-build and resale properties qualify.
💡 Don't Forget — Build Your Own Golden Visa Villa on Samos
Many buyers overlook a simple route to the €800,000 threshold: purchasing a plot of land and building a new villa through Samos Housing. The land purchase and the construction cost count together towards the Golden Visa threshold. As a result, you end up with a brand-new villa built to your exact specification, rather than an existing property.
🏗️ Land price + Construction cost = €800,000 or more → Golden Visa qualifying investment ✅
Samos Housing manages the entire process in-house. First, we find the right plot in our listings and prepare the architectural drawings. Then our own licensed civil engineers issue the building permit and manage construction. As a result, you have a single trusted point of contact from land purchase to key handover. Every stage of the build is also documented for your Golden Visa file. Learn more about the Samos Housing construction service → · Cost to build a house on Samos →
⚖️ Golden Visa Rental Rights — What the Law Allows (Law 5100/2024)
Article 64 of Law 5100/2024 amends Article 100 of the Migration Code (Law 5038/2023). Since April 2024, it sets clear limits on how a Golden Visa property may be used:
- ✅ Permitted: own use by the investor and family. A standard long-term lease (60 days or more) is also allowed if registered with the Greek tax authority (AADE)
- ⛔ Prohibited: short-term letting of any kind, such as Airbnb, Booking.com, Vrbo or private bookings under 60 days. The ban applies for as long as the residence permit is based on the property
- ⛔ Prohibited (€250,000 conversion route): use of the property as the registered seat or branch of a company
- 💸 Penalty: a fine of €50,000 and revocation of the residence permit
Recent Ministry of Migration guidance (2026) also requires proof of the full investment value through bank transfers from abroad. In practice, inflated valuations or cash-back arrangements can void an application. A certified property valuation from Samos Housing documents the real market value before you sign.
Legal information reviewed 13 September 2026 by Samos Housing. Sources: Ministry of Migration & Asylum; Law 5100/2024 (Government Gazette A' 69/05.04.2024), Art. 64; Law 5038/2023 (Migration Code), Art. 100. General information, not legal advice — confirm your case with a licensed Greek lawyer.
🏛️ 2026 Update — Property Transfer Tax for Non-EU Buyers Rising from 3% to 15%
On 5 September 2026, Prime Minister Kyriakos Mitsotakis spoke at the Thessaloniki International Fair. He announced that the real estate transfer tax will rise from 3% to 15% for buyers who are citizens of non-EU countries. With the 3% municipal surcharge, the effective rate becomes 15.45% instead of 3.09% of the taxable value. So far, the Ministry of Economy & Finance has clarified the following:
- Who pays: individuals (natural persons) who are third-country nationals without long-term residence in Greece, buying residential property
- Reported exemptions: EU/EEA citizens, long-term residents of Greece, Greeks of the diaspora, and companies or legal entities. Purchases of land, commercial, industrial or agricultural property are also reported as exempt
- When: expected to apply from 2027, and the Ministry has indicated 1 July 2027. However, the bill will set the exact date and any transitional rules. It has not yet been tabled in Parliament
- What it means in euros: €800,000 purchase → tax €24,720 today vs €123,600 after the change · €400,000 → €12,360 vs €61,800 · €250,000 → €7,725 vs €38,625
This is the most important change for Golden Visa investors since the 2024 thresholds. By definition, they are all third-country nationals. There are two practical consequences. First, a purchase completed before the new rate takes effect is taxed at 3.09%. Therefore, 2026 and early-2027 completions carry a real advantage. Second, the land + new-villa route (buy a plot, we issue the building permit and build) may fall outside the higher rate. That depends on land purchases remaining exempt as announced. We will confirm this against the final text of the law.
Status 13 September 2026: announced by the Prime Minister at the 90th Thessaloniki International Fair. The Ministry of Economy & Finance issued clarifications on 8 September 2026. The measure is not yet legislated. We update this section when the bill is published. General information, not tax advice.
✅ Key Benefits of the Greek Golden Visa
- ⏰ 5-year renewable EU residence permit — renewed indefinitely as long as the property is retained
- ✈️ Visa-free travel across 29 Schengen countries — Austria, Belgium, Bulgaria, Croatia, Czech Republic, Denmark, Estonia, Finland, France, Germany, Greece, Hungary, Iceland, Italy, Latvia, Liechtenstein, Lithuania, Luxembourg, Malta, Netherlands, Norway, Poland, Portugal, Romania, Slovakia, Slovenia, Spain, Sweden, Switzerland
- 👨👩👧👦 Covers your entire family — spouse, children under 21, and parents of both spouses included
- 🌍 No minimum stay requirement. You do not need to live in Greece or on the property to maintain your visa
- 🏥 Access to Greek healthcare and education — full access to public services for all permit holders
- 🇬🇷 Path to Greek citizenship — after 7 consecutive years of uninterrupted residency, permit holders may apply for Greek citizenship
- 💼 Long-term rental income permitted. Live in the property or let it on a registered long-term lease. However, short-term (Airbnb-type) letting is prohibited by Law 5100/2024
🌟 Why Samos for a Golden Visa Investment?
- 🔑 €250,000 entry point still available. Commercial-to-residential conversions on Samos qualify at the lower threshold. As a result, Samos is one of the most accessible Golden Visa locations in Greece
- 🏗️ Build your own villa. Land + construction through Samos Housing can qualify at the €800,000 threshold. In other words, you get a fully custom new-build property
- 📈 Steady long-term rental demand. Samos Town (Vathy), Karlovasi (University of the Aegean) and Pythagoreio see year-round demand for quality housing. This supports compliant long-term leases and capital growth
- ✈️ Direct international flights — Samos International Airport serves Germany, the Netherlands, the UK, and Scandinavia throughout the season
- 🛡️ Low crime rate — Samos is consistently one of the safest islands in Greece
- ☀️ 300 days of sunshine per year — average annual temperature of 22°C with some of the cleanest seas in the Mediterranean
- 💰 Significantly lower property prices — compared to Mykonos, Santorini, Rhodes, and Corfu, Samos offers outstanding value per square metre
📋 Documents Required for the Greek Golden Visa Application
- 🛂 Valid passport (with at least 12 months validity remaining)
- 🏠 Signed property purchase agreement or notarial deed
- 💸 Proof of transfer of investment funds from outside Greece
- 📄 Greek tax identification number (AFM)
- 🏦 Greek bank account statement
- 🩺 Comprehensive health insurance policy covering Greece
- ⚖️ Clean criminal record certificate from country of residence
- 📊 Certified property valuation report (Samos Housing provides this service)
Samos Housing coordinates the full application process on behalf of international buyers. This includes legal due diligence, notary, tax registration and permit submission. A certified property valuation report compliant with Golden Visa requirements is available directly through Samos Housing.
❓ Greek Golden Visa – Frequently Asked Questions
💰 What is the minimum investment for the Greek Golden Visa?
The standard threshold is €800,000 for residential and commercial properties on Samos. The same applies to all Greek islands with over 3,100 inhabitants. A reduced threshold of €250,000 applies to commercial buildings converted to residential use. It also applies to fully restored listed buildings anywhere in Greece, including Samos.
⏰ How long is the Greek Golden Visa valid?
The Greek Golden Visa residence permit is valid for 5 years. It is renewable indefinitely, as long as you still own the qualifying property.
👨👩👧👦 Can I include my family in my Greek Golden Visa application?
Yes. The Golden Visa covers the main applicant, spouse or civil partner, children under 21 and the parents of both spouses. All of them are included under a single application and a single qualifying investment.
🌍 Do I need to live in Greece to maintain my Golden Visa?
No. There is no minimum stay requirement. You can live anywhere in the world and still renew your Greek Golden Visa. The only condition is that you still own the qualifying property.
💼 Can I rent out my Golden Visa property?
Only on a long-term basis. Article 64 of Law 5100/2024 amends Article 100 of the Migration Code (Law 5038/2023). Under it, a Golden Visa property may be the investor's own residence. Alternatively, it may be let on a standard long-term lease registered with the Greek tax authority (AADE). Short-term letting of under 60 days — Airbnb, Booking.com, Vrbo or private bookings — is prohibited. A breach carries a fine of €50,000 and revocation of the residence permit.
🏢 Does the €250,000 commercial-to-residential route have extra restrictions?
Yes. First, the change of use to residential must be completed and registered at the Hellenic Cadastre before you apply. In addition, the property may not serve as the registered seat or branch of a business. The same short-term rental ban also applies. Samos Housing's licensed engineers prepare the change-of-use drawings, issue the building permit and handle the cadastral registration.
📐 Can Samos Housing issue the building permit for a new Golden Visa villa?
Yes. Samos Housing is a licensed civil-engineering office on Samos. We prepare the architectural and structural drawings and issue the building permit through e-Adeies. Then we manage construction through to handover. As a result, land purchase plus construction can be documented as a single qualifying investment toward the €800,000 threshold. Building permits & engineering services →
🏛️ Does the new 15% transfer tax apply to Golden Visa purchases?
In most cases, yes, under the measure announced on 5 September 2026. The 15% rate (15.45% with the municipal surcharge) targets third-country nationals without long-term residence in Greece. It applies when they buy residential property, which describes most Golden Visa investors. The rate is expected to apply from 2027, once the law is passed. The Ministry has indicated 1 July 2027. Purchases completed before that date pay today's 3.09%. Land, commercial property and purchases through companies are reported to be outside the new rate. Therefore, the land-plus-construction route may remain at the lower tax. Samos Housing will update this page when the final law is published.
🇬🇷 Can the Greek Golden Visa lead to citizenship?
Yes. After 7 consecutive years of legal residency in Greece, Golden Visa holders may apply for Greek citizenship. Citizenship includes a full EU passport. Note that the residence permit alone does not constitute citizenship.
🏗️ Can I build a new villa on Samos and use it for the Golden Visa?
Yes. Buying a plot of land and building a new villa through Samos Housing is a fully qualifying Golden Visa route. The condition is that land and construction together reach at least €800,000. Samos Housing manages both the land acquisition and the full construction process in-house. Learn more about our construction service →
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Before you commit capital
A residency threshold is not the same thing as a good investment
A property can meet the Golden Visa investment threshold and still be a poor purchase — over-priced for its location, unbuildable beyond what already stands, encumbered by unpermitted works, or impossible to resell at the price you paid. The residency rules say nothing about any of that.
Before you buy, have the property assessed by the people who would build and value it: buildable area, construction cost, permit path, title and cadastral risk, and an exit valuation prepared by a Ministry of Finance certified valuer (PeopleCert-certified, TEGOVA- and RICS-compliant).
Property investment assessment →
Related: certified property valuation · cadastre check · building legalisation · property for sale